11-07-17 Planning Comm AgendaCITY OF SHOREWOOD COUNCIL CHAMBERS
PLANNING COMMISSION MEETING 5755 COUNTRY CLUB ROAD
TUESDAY, NOVEMBER 7, 2017 8:00 P.M.
AGENDA
CALL TO ORDER ROLL CALL / (LIAISON) SCHEDULE
1
2
3
11
5
APPROVAL OF AGENDA
APPROVAL OF MINUTES
October 3, 2017
PUBLIC HEARINGS
A)
BEAN (Dec) Absent
DAVIS (Nov)
RIEDEL (Oct)
MADDY (Jan)
SYLVESTER (Feb)
8:00 P.M. PUBLIC HEARING — P.U.D. AMENDMENT REGARDING SIGNAGE
Applicant: Shorewood Landing Senior Living
Location: 6000 Chaska Road
B) 8:10 P.M. PUBLIC HEARING — NORQUAL ADDITION - PRELIMINARY PLAT
AND LOT WIDTH VARIANCE
Applicant: Michael Schroeder (rep. Jack and Gretchen Norqual)
Location: 27964 and 27968 Smithtown Road
C) 8:20 P.M. PUBLIC HEARING — SIDE YARD SETBACK VARIANCE
Applicant: William and Melanie Keegan
Location: 25830 Birch Bluff Road
D) 8:20 P.M. PUBLIC HEARING —FRONT YARD SETBACK VARIANCE
Applicant: Channing and Jessica Scott
Location: 5915 Galpin Lake Road
OTHER BUSINESS
MATTERS FROM THE FLOOR
6. REPORTS
Councilmember Johnson's Report
Update on projects approved
Draft next meeting agenda
7. ADJOURNMENT
CITY OF SHOREWOOD
PLANNING COMMISSION MEETING
TUESDAY, OCTOBER 3, 2017
MINUTES
CALL TO ORDER
Chair Maddy called the meeting to order at 7:02 P.M.
ROLL CALL
COUNCIL CHAMBERS
5755 COUNTRY CLUB ROAD
7:00 P.M.
Present: Chair Maddy; Commissioners Bean, Davis, and Riedel; Planning Director Darling; and,
Council Liaison Johnson
Absent: Commissioner Sylvester
1. APPROVAL OF AGENDA
Bean moved, Davis seconded, approving the agenda for October 3, 2017, as presented. Motion
passed 4/0.
2. APPROVAL OF MINUTES
• August 1, 2017
Davis moved, Riedel seconded, approving the Planning Commission Meeting Minutes of August 1,
2017, as presented. Motion passed 4/0.
3. PUBLIC HEARING
A. 7:00 P.M. — CONSIDER ZONING CODE TEXT AMENDMENTS REGARDING
SECTION 1201.05, ADMINISTRATION OF VARIANCE AND APPEALS;
SECTION 1201.02, DEFINITIONS; AND SECTION 201.07 PLANNING
COMMISSION POWER AND DUTIES
Chair Maddy opened the Public Hearing at 7:04 P.M.
Director Darling noted staff is proposing amendments to the Zoning Code which pertain to appeals and
variances.
She explained the current Code has combined those two types of applications into one set of regulations.
Staff drafted the amendments to separate the two applications and processes.
She reviewed the definitions for the two types of applications.
An appeal is a request to the Planning Commission and City Council to review and overturn an
administrative interpretation of the zoning ordinances or an employee's decision or a denial of a
permit. Essentially, an appellant would be maintaining that an employee made an error when they
interpreted the ordinance, enforced a regulation, or some similar issue. The current Ordinance
requires that a public hearing be held for an appeal and that all property owners within 500 feet of the
CITY OF SHOREWOOD PLANNING COMMISSION MEETING
October 3, 2017
Page 2 of 4
appellant's property be notified. Staff has proposed that all appeals come before the Planning
Commission at a public meeting rather than at a public hearing. What the appellant is asking for is
clarification of the rules or relief from what they believe is a staff error. A mailed notice would not be
as direct as it is with, for example, variances and conditional use permits (C.U.P.$). Because the
request for an appeal may be applicable city -wide rather than for just one specific property the
owners of adjacent properties would not be notified. If an appeal is successful the appellant is
returned to the correct process or activity and notification is decided by the applicable process.
A variance is a request to allow a deviation in the application of the Zoning Ordinance as it applies to
a property because of some practical difficulty that exists on a specific property. Essentially, it
allows the applicant the ability to do something that the zoning regulations say is not permissible
because of some outstanding circumstance. The current Ordinance requires that a public hearing be
held and that all property owners within 500 feet of the applicant's property be notified. Staff has
proposed that variances come before the Planning Commission at a public meeting rather than a
public hearing and to continue to notify all property owners within 500 feet of the applicant's
property. Staff has also proposed amendments to the criteria for reviewing a variance and some
alteration to the procedures.
The most notable proposed change is to remove the requirement to hold a public hearing from the
review of either application. When the requirement to hold a public hearing was initially included in
the City's Ordinances it was an effective means to communicate public action; people used it to find
out what the government was reviewing, what it was hearing and how it was changing the rules.
Today, more residents electronically subscribe to newspapers or they do not subscribe at all. Few
residents read the public notice sections in newspapers. Staff is more likely to receive calls or
questions about items posted for Council's review on the City's website or from agendas for public
meetings emailed to interested residents. Staff thinks the effectiveness of public notice is negligible.
Commissioner Bean asked if public testimony would be taken during a public meeting. Director
Darling stated that could be done but it is not a requirement. Bean stated he never thought that taking
public testimony would be optional. He then stated he agrees that an appeal does not necessitate
notifying other property owners. But, he has some question about not holding a public hearing for
variance applications.
In response to a question from Commissioner Riedel, Director Darling explained the notice of a
public hearing has to be published in the City's Official Newspaper which is the Sun Sailor. The City
may also publish it in the Lakeshore Weekly News. The cost to publish one hearing notice is $100.
Riedel then stated those published public hearing notices reach only a small percentage of residents.
With regard to Section 1201.05 Administration, Variances and Appeals, after discussion the
following changes were recommended to what staff proposed.
• Subd.2.a.(3) — It was changed to read "Filed within 14 days of the date the administrator's
decision was mailed ".
• Subd.2.d. — "... appellant or a representative thereof shall appear ..." was changed to "...
appellant or a representative thereof may appear...".
• Subd.2.e. — It was changed to read "... passage by a simple majority vote of a quorum of the
City Council."
• Subd.3.a.(2) — Change "Practical difficulties mean that the property owner proposes to:" to
"Practical difficulties mean:" and change Subd.3.a.(2)(a) to read "Use of the property in a
reasonable manner is not permitted by this Chapter." Staff will review the wording of this.
CITY OF SHOREWOOD PLANNING COMMISSION MEETING
October 3, 2017
Page 3 of 4
Subd.3.b.(4) — "... applicant or a representative thereof shall appear ..." was changed to "...
applicant or a representative thereof may appear...".
Subd.3.b.(6)(a) — It was changed to read "... passage by a simple majority vote of a quorum
of the City Council."
Subd.3.b.(6)(c) — It was changed to read made by not less than a simple majority vote of
a quorum of the City Council."
Council Liaison Johnson stated Director Darling's staff report for this item states "The Planning
Commission doesn't have to allow residents to speak during a public meeting, but Shorewood's
practice includes allowing any attendee to voice their concerns." He asked if changing the
consideration of variances and appeals to be during public meetings he asked if that would allow the
opportunity for future Councils and /or Planning Commissions to shut down the opportunity for taking
public testimony. Commissioner Riedel asked if there is a way to avoid publishing the notice of a
public hearing in the City's Official Newspaper. Director Darling stated no. Commissioner Bean
asked if it would be possible to stipulate that public testimony shall be taken during any public
meeting. Council Liaison Johnson noted he was going to suggest that same thing.
There was Planning Committee consensus to have the City's Ordinance stipulate that public
testimony must be taken during any public meeting for consideration of a variance.
Council Liaison Johnson suggested adding one sentence to Subd.3.b.(3) Public Meeting which states
"Public testimony will be heard." Director Darling suggested adding "and take public testimony" to
the end of Subd.3.b.(4).
There was Planning Commission consensus to add to the end of Subd.3.b.(4) "The Planning
Commission shall take public testimony ".
Seeing no one present to comment on the case, Chair Maddy opened and closed the Public Testimony
portion of the Public Hearing at 7:59P.M.
Bean moved, Davis seconded, recommending approval of the proposed ordinance amending the
Zoning Code as it pertains to variances and appeals subject to making the changes recommended
above. Motion passed 4/0.
Chair Maddy closed the Public Hearing at 8:00 P.M.
4. OTHER BUSINESS
A. Discuss Meeting Date for November
Director Darling stated the next regular Planning Commission meeting is scheduled for November 7 at
7:00 P.M. while noting that is an election day. The options are to start the meeting at 8:00 P.M. after the
polls close or to reschedule it for November 21. Commissioner Bean noted November 21 is the week of
Thanksgiving and noted that he would not be in attendance on November 7.
There was Planning Commission consensus to change the start time of the November 7 to 8:00 P.M. If it
appears there could potentially be a long line of voters waiting to vote for the School Board election then
the meeting will be moved to November 21.
CITY OF SHOREWOOD PLANNING COMMISSION MEETING
October 3, 2017
Page 4 of 4
B. Determine Liaison Schedule for October through December
Liaisons to Council were selected as follows:
October 2017
Commissioner Riedel
November 2017
Commissioner Davis
December 2017
Commissioner Bean
January 2018
Chair Maddy
February 2018
Commissioner Sylvester
5. MATTERS FROM THE FLOOR
There were no matters from the floor presented this evening.
6. REPORTS
Liaison to Council Report by Councilmember Johnson
Council Liaison Johnson reported on matters considered and actions taken during Council's September
25, 2017 meeting (as detailed in the minutes for that meeting). He had a strong focus on the conditional
use permit (C.U.P.) application for a drive -thru service window for a proposed coffee shop. Director
Darling elaborated on that.
There was ensuing discussion about the proposed coffee shop and traffic in general in that area.
Update on Projects Approved
Director Darling stated that Council had adopted a resolution granting a conditional use permit and a lot
width variance to build on a substandard lot to Mark and Karleen Leslie, 28241 Boulder Circle, during its
August 28 meeting.
Draft Next Meeting Agenda
Director Darling stated there are an amendment to a planned unit development, a lot line rearrangement,
and a variance slated for the November 7, 2017, Planning Commission meeting.
7. ADJOURNMENT
Davis moved, Bean seconded, Adjourning the Planning Commission Meeting of October 3, 2017, at
8:17 P.M. Motion passed 4/0.
RESPECTFULLY SUBMITTED
Christine Freeman, Recorder
MEMORANDUM
SHOREWOOD
5755 Country Club Road • Shorewood, Minnesota 55331 •952- 960 -7900
Fax: 952- 474 -0128 6 www.ci.shorewood.mn.us • cityhall @ci.shorewood.mn.us
TO: Planning Commission
FROM: Marie Darling
MEETING DATE: November 7, 2017
RE: KTJ 285, LLC. —PUD amendment for two additional wall signs
LOCATION: Shorewood Landing, 6000 Chaska Road
ZONING: PUD
REVIEW DEADLINE: February 1, 2017
FILE NO.: 405 (17.25)
REQUEST
The applicant proposes to add two wall signs
to the south side of the building to avoid
confusion by directing visitors and residents to
Shorewood Landings and eliminate
unnecessary turning on Chaska Road. (See the
attached plans) The applicant has received
permits and installed the following two signs
as allowed by the original PUD:
• A freestanding sign near the northeasterly
entrance on Chaska Road (illuminated by
ground- mounted lights)
• A wall sign on the north side of the
building
Aerial photo of the development not yet available
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Because the property is a PUD, requests for modifications to the original approval are considered
amendments to the PUD rather than variances.
Notice of this application was published in both the City's official newspapers and mailed to all property
owners within 500 feet of the property at least 10 days prior to the Planning Commissions public hearing.
Page 2
BACKGROUND
Context: In 2015, the City Council approved amendments to the sign regulations for the R -C zoning
district to allow properties in that district the ability to have two signs, where most residential properties are
allowed one freestanding sign with a maximum area of either 20 or 32 square feet depending on the type of
sign. Properties in residential zones outside the PUD or R -C district are not allowed to have wall signs.
In 2016, the City Council approved the development agreement for Shorewood Landings and the project is
nearing completion. The building includes 105 apartments for senior citizens, including independent,
assisted living and memory care apartments. The property was originally in the R -C district and signage is
allowed based on the requirements of that district unless amended through the PUD process.
ANALYSIS
To review the application, staff used the following criteria:
Effectiveness of the proposed signage as wayfinding devices
Impact to the neighborhood
EFFECTIVENESS
The applicant indicated that they propose to add two wall signs to eliminate confusion for visitors and
unnecessary turnarounds. Staff reviewed the signage to determine the effectiveness of the signage
proposed.
Existing signage:
The freestanding sign is the most effective sign on the property for wayfinding. It is located on top of the
berm separating the Chaska Road right -of -way and the parking lot. It is visible to both east and westbound
traffic on Chaska Road.
The North wall signage is not visible to either east or west bound traffic until the vehicle is adjacent to the
sign due to the speeds permitted on Highway 7, the angle of the fayade the sign is attached to, the height of
the sign on the building and the amount of existing trees on the north side of the building.
Proposed signage:
The sign proposed over the main door (sign 3 on the attached plans) would not be visible to east or
westbound traffic until vehicles are directly abutting the middle of the site. The sign at the not corner
of the building (sign 4 on the attached plan) would be visible to eastbound traffic once vehicles are nearing
the south end of the property. Because of the lower traffic speeds on Chaska Road, the sign 4 on the
building could function to direct people into the property. However, sign 3 does not help vehicles find the
property until they are very close to the building.
In considering the request, staff concludes that having two signs on the same side of the building is not
effective for directing traffic to the site.
Page 3
IMPACT
Both of the proposed signs would face the residential properties on the southeast side of Chaska Road. The
design and color of the signs blends in with the design of the building. No illumination of the additional
wall signs is proposed. Consequently, staff conclude that the signage would have little or no impact on the
adjacent residents.
RECOMMENDATION
Staff recommends approval of the sign proposed in the northeast corner, although the decision is based on
standards that are open to interpretation. After reviewing the materials and listening to public testimony,
the Planning Commission could reasonably conclude differently.
Staff further recommends a condition prohibiting illumination for any additional wall signage that faces the
residential properties along Chaska Road.
ATTACHMENTS:
Location Map
Applicants Plans
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CUSTOMER PROJECT JOB NUMBER
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SAME FOR ADDRESS NUMBERS
Scale: 3/8 " =1' -0"
Any and all artwork provided on this page Is the property
of Fourth Dimension CNC and is protected by all applicable
copyright laws and can only be used by permission from
Date: Fouth Dimension CNC.
SUBMITTAL 1 REVISION/ DATE SCALE SALES / PM
09.12.2017 8 -23 -17 See Title Bar Jim Davis /Corrine
RECEIVED
SEP 2 6 2017
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Scale: 1/4 " =1' -0„
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of Fourth Dimension CNC and is protected by all applicable
copyright laws and can only be used by permission from
Date: Fouth Dimension CNC.
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CITY OF SHOREWOOD
CITY OF
SHOREWOOD
5755 Country Club Road • Shorewood, Minnesota 55331 •952- 960 -7900
Fax: 952- 474 -0128 • www.d.shorewood.mn.us • cityhaH@cLshorewood.mn.us
cLshorewood.mn.us
MEMORANDUM
TO: Planning Commission, Mayor and City Council
FROM: Marie Darling, Planning Director
DATE: November 7, 2017
RE: Norqual Addition, Preliminary Plat and Variance
LOCATION: 27964 and 27968 Smithtown Road
REVIEW DEADLINE: January 31, 2018
ZONING: R -lA /S
FILE NO.: 405 (17.28)
REQUEST
Schroeder Management, LLC. (on
behalf of property owners Jack and
Gretchen Norqual) requests a
preliminary plat to adjust the lot
line between the two properties
and a variance to lot width for the
southerly parcel (27968 Smithtown
Road). The subdivision is
proposed to modify the property
lines to provide an individual
driveway and a new water main
connection for 27968 Smithtown Road. The applicant would also adjust the lot line in the northeast corner
of the southerly parcel to move some land from the smaller parcel to the larger parcel. The existing homes
would remain on the properties although the property owners would sell 27968 Smithtown Road.
The existing house at 27964 Smithtown Rd would be on Lot 1 of the new subdivision, and the existing
house at 27968 would be on Lot 2. The property owners have also requested a final plat and a vacation of
easements, which are reviewed by the City Council. They would also be required to request a zoning
permit for the new driveway and a sewer /water permit for the new water connection. Tree preservation and
grading/drainage impacts would be reviewed with the zoning permit.
Memorandum
Re: Norqual Addition
Page 2
Notice of this application was published in both the City's official newspapers and mailed to all property
owners within 500 feet of the property at least 10 days prior to the meeting.
BACKGROUND
Context: The subject property is currently developed with a single- family home on each lot. Under the
plan, the existing homes would remain. The adjacent properties are all developed with single family homes.
The existing homes were constructed in 1959 (27968) and 2005 (27964). The property at 27964 Smithtown
Road was created as part of the Bay Park Addition approved in 1983 and the property at 27964 Smithtown
Road is unplatted. The properties contains mature trees, abut Lake Minnetonka and the shoreline is within
the 100 -year floodplain.
ANALYSIS
A. Preliminary Plat.
Lot Width/Area: Section 1202.05 Subd. 2. c. of the subdivision regulations requires that all lots have
adequate frontage on a city approved street to accommodate a driveway and required driveway setbacks.
Additionally, section 120 1. 10 of the zoning regulations has specific area and width requirements for newly
created lots. The current and proposed lot areas and widths are shown below:
ADDRESS
EXISTING
PROPOSED
REQUIRED IN R -1A
Lot Area
Lot Width*
Lot Area
Lot Width*
Lot Area
Lot Width*
Lot 1
5 acres
±295 feet
4.5 acres
245 feet
92 acres
120 feet
Lot 2
.92 acres
0
1.45 acres
50 feet
*As measured at the front setback
Because the lot for 27968 Smithtown Road
does not meet the requirements for lot width, a
variance is required and discussed below.
Easements: Section 1202.05 Subd. 6 requires
10 -foot drainage and utility easements around
the periphery of each lot and additional
easements over the top of any utility lines.
The applicant has provided both the peripheral
easements on the plat and has an existing 15-
foot easement over the sewer line that runs
through the property. This is consistent with
city code requirements.
Access/Lot Frontage: Section 1202.05 Subd. 2. C. requires that every lot must have adequate frontage
on a city approved street to accommodate a driveway and required driveway setbacks, as required in the
S'.0anningManning FiWApplicntionsl2017 CURRENT CASESWorqual Addition PP FP VAR VACTC Nfcmo.dac
Memorandum
Re: Norqual Addition
Page 3
Shorewood Zoning Ordinance. The proposal would provide an adequate area to construct a driveway,
but would not meet the R -IA requirement for 120 feet of lot width.
B. Lot Width Variance for Lot 2.
The zoning regulations allow for variances upon showing that practical difficulties exist and that the request
is consistent with the intent of the regulations. Section 1201.05 Subd. 2. b. of the Shorewood Zoning Code
sets forth criteria for the consideration of variance requests. Staff reviewed the request according to these
criteria, as follows:
Intent of comprehensive plan and zoning ordinance: The property owner would continue to use the
property for residential purposes and the variance is proposed to provide a driveway access to
Smithtown Road for the non - conforming lot. Providing any frontage access to the property would
reduce the existing non - conformity.
2. Practical difficulties: Practical difficulties include three factors, all three of which must be met: a)
reasonableness; b) circumstances unique to the property and not caused by the landowner; and c)
maintenance of the essential character of the area.
a. Reasonable: On their own initiative, the property owners have requested the ability to
provide an individual private driveway to Smithtown Road.
b. Self- Created: The applicant did not create the practical difficulties in this case. They
purchased the home and lot in its existing condition. The lot is legally non - conforming and
accessed by private easements. The city could not compel the property owner to correct this
situation if the property owner elected to keep the lot lines the way they currently exist.
C. Essential Character: No additional lots of record are proposed to be created. The existing
two homes would remain. The essential character of the area would remain unchanged
except for a new driveway to be constructed from the home on Lot 2 to Smithtown Road.
Special privilege. The property owners are clearing up a non - conforming situation. By code, all
properties should have access to adjacent public streets.
4. Impact to adjacent properties. The property owners are not proposing anything that would impair an
adequate supply of light and air to an adjacent property, increase the risk of fire or endanger public
safety, unreasonably diminish or impair values in the neighborhood.
Staff finds the requested variance is the minimum necessary to alleviate the practical difficulties.
S:TlanningTIanning FileslApplications\2017 CURRENT CASESWorqual Addidon PP FP VAR VACVC McmoAx
Memorandum
Re: Norqual Addition
Page 4
RECOMMENDATION
Staff recommends approval of the preliminary plat and variance to lot width for Lot 2 for Schroeder
Management, Inc. subject to the conditions that the applicant obtain the necessary permits prior to
installation of the new driveway and water service.
ATTACHMENTS
Applicant's narrative
Location map
Survey of properties before the subdivision
Proposed plat
S9Planning\Planning FileelApplipGons12017 CURRENT CASESNorgml Addition PP FP VAR VACIPC Memo.doc
9/29/17
To: City of Shorewood
5755 Country Club Rd
Shorewood, MN 55331
From: Jack & Gretchen Norqual
27968 Smithtown Road
Shorewood, MN 55331
Jack & Gretchen Norqual the owners of real property located at 27968 Smithtown Road PID
31- 117 -23 -34 -0009 and 27964 Smithtown Road PID 31- 117 -23 -34 -0026 in Shorewood MN
request permission of the city to make the following Property Line adjustment's between above
mentioned properties per the attached PLAT drawing "Norqual Addition" provided by Otto
Associates Engineers & Land Surveyors, Inc. Including a variance for required minimum lot
width at front yard setback as well as a vacation of easements not necessary after new lot
configuration per attached Easement Vacation Exhibit.
The purpose of this property line adjustment is to Provide the land locked property at 27968
Smithtown Road with Its own permanent access to Smithtown Road and provide a rout to bring
in City Water to the residence.
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Lot 2, Block 1, BAY PARK ADDITION, Hennepin County, Minnesota, according to the record plot thereof
PARCEL B.
That port of Government Lot 4, Section 31, Township 117, Range 25, Hennepin County, Minnesota, described as
follows:
Commencing of the intersection of the centerline of Smithtown Rood and the North line of the South 246.36 feet
of Section; thence West olong sold North line 344.83 feet; thence deflecting right 88 degrees 08 minutes, o
distance of 45.00 feet; thence South 89 degrees 14 minutes West, o distonce of 285.16 feet to the actual point
of beginning; thence North 40 degrees 52 minutes 52 seconds East, a distance of 4317 feet; thence North 40
degrees 56 minutes 28 seconds West, a distance of 94.48 feet; thence North 80 degrees 59 minutes West, o
distance of 80.07 feel; thence South 33 degrees 55 minutes West, a distance of 91.15 feet; thence South 42
degrees 07 minutes 53 seconds West to the shore of the take; thence Southeasterly along sold shore to Its
Intersection with a line bearing South 43 degrees 04 minutes West from the point of beginning; thence North 43
degrees 04 minutes East to the point of beginning.
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PARCEL A:
Lot 2, Block 1, BAY PARK ADDITION, Hennepin County, Minnesota, according to the record plot thereof
PARCEL B.
That port of Government Lot 4, Section 31, Township 117, Range 25, Hennepin County, Minnesota, described as
follows:
Commencing of the intersection of the centerline of Smithtown Rood and the North line of the South 246.36 feet
of Section; thence West olong sold North line 344.83 feet; thence deflecting right 88 degrees 08 minutes, o
distance of 45.00 feet; thence South 89 degrees 14 minutes West, o distonce of 285.16 feet to the actual point
of beginning; thence North 40 degrees 52 minutes 52 seconds East, a distance of 4317 feet; thence North 40
degrees 56 minutes 28 seconds West, a distance of 94.48 feet; thence North 80 degrees 59 minutes West, o
distance of 80.07 feel; thence South 33 degrees 55 minutes West, a distance of 91.15 feet; thence South 42
degrees 07 minutes 53 seconds West to the shore of the take; thence Southeasterly along sold shore to Its
Intersection with a line bearing South 43 degrees 04 minutes West from the point of beginning; thence North 43
degrees 04 minutes East to the point of beginning.
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DRAINAGE AND UROTY EASEMENTS ARE SHOYN THUS'
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--- -J - - -J L- - -� - - --
BEING 10 FE T IN WDIN, UNLESS OTHER1415E 1N07CATEO,
AND AD,KKN/NG RIGHT -A'' -WAY ONES AND BVNO 10 fEET IN
WDTN, UNLESS 07HERMSE INDICATED, AND AOJIXNRIG LOT
LINE.'; AS SHOW ON THE PLAT,
Bearing Note:
The South line of Government Lot 4 Section 31, Township 117 Range 23,
Wright County, Minnesota, Is assumed to bear 56959 "W.
• denotes 112 Inch Open Pipe found
— unless otherwise noted.
O denotes 112 Inch by 14 inch Iron pipe set
and marked by License number 40062.
® denotes found Judicial Land Marker
NORQUAL ADDITION
KNOW ALL PERSONS BY THESE PRESENTS: That Jack A. Norquol and Gretchen Narqual, husband
STATE OF ------------
and wife, fee owners of the following described property situated !n the County of Hennepin,
-------------
COUNTY OF _ ___ _____________
Slate of Minnesota, to wil:
__ _ ___
Lot 2, Block 1, BAY PARK ADDITION, Hennepin County, Minnesota.
fits Instrument was acknowledged before me this _______ day of ----------------
10_ - -- by Jack A. Narqual and Gretchen Narqual, husband and wife.
AND
That port of Government Lot 4, Section 31, Township 117, Range 23, Hennepin County,
-----------------------------------------
(Notary Signature)
Minnesota, described as follows:
/ I / 4
Commencing of the Southeast corner of sold Lot 4; Whence o beating of
-------------------------------------------
(Notary Printed Nome)
oath tin
North, assuming the South line of sold Government Lot 4 bears West, o distance of
mentnLot di
246.36 feet; thence on a bearing of West, a distance of 276.97 feet to a Judicial
Landmark; thence North Of degrees 51 minutes 00 seconds West, a distance of 45 feet
Notary Public, - -_ - - -- County,
- - - - -- " "— ' —' - --
to a Judicial Landmark; thence South 89 degrees 14 minutes 00 seconds West, o
My commission expires
distonce of 285.16 feet to o Judiclol Landmark, being the actual point of beginning;
—__ —__ — __ "'— "'-- -'--
thence North 40 degrees 52 minutes 52 seconds East, o distance of 43.17 feet to 0
Na 6122 Cap
Judicial Landmark; thence North 40 degrees 56 minutes 28 seconds West, o distance of
94.48 feet to a Judicial Landmark; thence North 80 degrees 59 minutes 00 seconds
1, Paul E. Otto, do hereby certify that this plot was prepared by me or under my direct
West, o distance of 80.07 feet to o Judicaa/ Landmark; thence South 33 degrees 55
supervision; that I am o duly Licensed Land Surveyor In the Stole of Minnesota; that this plot Is
o correct representation the boundary that
minutes 00 seconds West, o distance of 91.15 feet to o Judicial Landmark; thence South
of survey, all mathematical data and labels are
correctly designated on this plot; that 0 monuments depicted on this plot ham been, or will be
42 degrees 07 minutes 53 seconds West, a distance of 155.41 feet to a Judiclol
Landmark; thence continue South 42 degrees 07 minutes 53 seconds West to the
correctly set within one year, that all water boundaries and wet lands, as defined in Minnesota
shoreline of Loke Minnetonka, thence Southeasterly along sold shoreline to the
Statutes, Section 505.01, Subd. J, as of the date of this certlficole are shown and labeled on
Intersection with o line beoring South 43 degrees 04 minutes 00 seconds West from sold
this plot; and all public ways ore shown and labeled on this plot,
actual point of beginning; thence North 43 degrees 04 minules 00 seconds East to the
actual point of beginning.
Doted this ---------- day of ----------- -------------- 20 - -__.
Have caused the some to be surveyed and plotted as NOROUAL ADDIRON and do hereby dedicate
to the public for public use the public ways and the drainage and utility easements as created
--------------'"---"""'-------------
Paul E 0110, Licensed Land Surveyor
by this plot.
Minnesota License Number 40062
In witness whereof sold Jack A. Norquo/ and Gretchen Norqual, husband and wife, have hereunto
set their hands this - - - - -- day of --- -------- - -- - -, 20 - -__ --
---------------------- ------ ------- - ---
Jack A. Norqual Gretchen Norqual
I
-------------------- - - - - -- ____�_
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Highaet Reraded War E7ewflon Aecordh9 to the W.. D.N.R. Futon= 93852 Feel (NG.V.D. 1929)
µbier flewt/on on 7 -JI -17 - 92AOJ Fool (N.Rva 1929)
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Lot 4, Soollectlm I � County, Yanuofa
STATE OF MINNESOTA
COUNTY OF MIGHT
This instrument was acknowledged before me on this — of
---------------------- 20 ------- by Paul E Otto.
(Notary Signolura)
--- ---- - -- ---
(Notary Printed Nome)
Notary Public, ----------- _ -- County, Minnesoto
My commission expires ---- _----------------
CITY COUNCIL, CITY OF SHORrww, MINNESOTA
This plat of NOROUAL ADDITION was approved and accepted by the City Council of Shorewood,
Minnesota, at o regular meeting thereof held this ------- day of ------------- 20_ - - -.
If opollcoble, the written comments and recommendations of the Commissioner of Transportation
and the County Highway Engineer hove been received by the City or the prescribed 30 day period
has elapsed without receipt of such comments and recommendollons, as provided by Minn.
Statutes, Section 505.03, Subd. 2.
City CouncB of Shorewood, Minnesota
By---- -- -------- -- ---- -- - - -- Mayor By ---- -- --- ---- ------ ----- Clerk
RESIDENT AND REAL ESTATE SERVICES, Hennepin County, Minnesota
I hereby certify that taxes payable In 20 - - -- and prior yeors have been paid for land described
on this plat, doted this ______day of ---------- _ ----- 20____.
Mork V. Chapin, County Auditor by __ __________ ____ ____ ______ Deputy
SURVEY DIVISION, Hennepin County, Minnesota
Pursuant to MN. STAT. Sec. 3838.565 (1969), this plot has been approved this ------ day of
--------------- 20 - - --
Chris F. Mavis, County Surveyor by _ _________ ______ ___ _______ _ _ ____
COUNTY RECORDER, Hennepin County, Minnesota
I hereby certify that the wlthln plot of NOROUAL ADD/770N was recorded in this office this ____
day of ---------------- 20 - - -, of ------ o'clock
Martin McCormick, County Recorder by -------------------- - - - - -- Deputy
550®
ftiineets 8 Land Surveyors, Inc.
MEMORANDUM
CITY OF
SHOREWOOD
5755 Country Club Road * Shorewood, Minnesota 55331 •952 -960 -7900
Fax: 952 -474 -0128 • www.ci.shorewood.mn.us • cityha11 it ci.shorewood.mn.us
TO: Planning Commission
FROM: Marie Darling
DATE: November 7, 2017
RE: Keegan, William and Melanie — Setback Variance
LOCATION: 25830 Birch Bluff Road
REVIEW DEADLINE: January 26, 2018
ZONING:
FILE NUMBER:
REQUEST
R -1 C/S
405 (17.27)
The property owners, William and Melanie Keegan, request a
variance to place an air conditioner within the 10 -foot side -yard
setback where section 1201.03 subd. 3 c. (10) of the zoning
regulations indicate that air conditioning equipment may not be
located less than 10 feet from the side property line.
Notice of this application was published in both the City's official
newspapers and mailed to all property owners within 500 feet of the
property at least 10 days prior to the meeting.
BACKGROUND
Context: The applicants received variances in 2016 for
redevelopment of a nonconforming lot (60 feet wide), side -yard
setback, and impervious surface coverage. The home is nearly
finished and the building official noticed that the side of the home
was being prepped for the air conditioner and alerted the
homeowner about the required setback.
All the adjacent properties are developed with single - family homes.
a
Page 2
Noise: The applicant has submitted the specifications for the air conditioner that they have chosen and it
is within the acceptable range for residential air conditioners. The applicants' propose the 186B
Evolution Single -Stage Air Conditioner. According to the manufacturer's specifications, it runs at about
68 decibels. Depending on the size and efficiency of the air conditioners, the normal range for new air
conditioners is 55 to 80 decibels. For comparison, conversational speech is about 60 decibels and
vacuums and hairdryers operate between 70 -85 decibels.
VARIANCE ANALYSIS
The zoning regulations allow for variances upon showing that practical difficulties exist and that the
request is consistent with the intent of the regulations. Section 1201.05 Subd. 2. b. of the Shorewood
Zoning Code sets forth criteria for the consideration of variance requests. Staff reviewed the request
according to these criteria, as follows:
Intent of comprehensive plan and zoning ordinance: The property owner would continue to use the
property for residential purposes and the variance would allow the applicant to cluster their air
conditioning equipment near their neighbors' air conditioner and generator.
2. Practical difficulties: Practical difficulties include three factors, all three of which must be met: a)
reasonableness; b) circumstances unique to the property and not caused by the landowner; and c)
maintenance of the essential character of the area.
a. Reasonable: Clustering the equipment together in one area benefits both property owners
as neither has to view or hear the other neighbors' air conditioning equipment as they
would if located in the front yard or lakeside of the property.
b. Self- Created: The narrowness of the lot was not caused by the homeowners. After the
approval of the previous variances, their house is now 10 feet from the property line
where the previous house was four feet.
C. Essential Character: With the exception of the property owner to the west, the air
conditioner would be unseen by any of the other property owners in the area and the
essential character of the area would be preserved. Additionally, the property to the west
is screened by an evergreen hedgerow that runs between the two properties near the
property line.
3. Special privilege. The circumstances are unique to the property in that the narrowness of the
existing lot contributes to the difficulty in finding a conforming location for the air conditioner on
the side of the home. Although the air conditioner could be located on the lake side of the home,
that location would be more visible than the applicants' requested location.
4. Impact to adjacent properties. The property owners are not proposing anything that would impair
an adequate supply of light and air to an adjacent property, increase the risk of fire or endanger
public safety, unreasonably diminish or impair values in the neighborhood.
5. Staff finds the requested variance is the minimum necessary to alleviate the practical difficulties.
S:\Planning\Planning Fiics\Applicafions\2017 CURRFN-r CASES\Kmgan Varianx\Kmgan izriaxe m—Ax
Page 3
RECOMMENDATION
Staff recommend approval of the variance to allow the air conditioning equipment to encroach up to a
maximum of four feet into the 10 foot side -yard setback for William and Melanie Keegan at 25830 Birch
Bluff Road.
ATTACHMENTS
Correspondence received
Location map
Applicants' narrative
Applicants' exhibits, photos and graphics
S:\Plaming\PlanningFiles\Applicalions\2017 CURRENT CASES1Keegan Varia— \Keagan variance memoAm
September 26, 2017
City of Shorewood
5755 Country Club Road
Shorewood, MN 55331
Re: Proposed Variance for AC Condenser Unit in Side Yard Setback for 25830 Birch Bluff Road
Dear City Council and Planning Commission Members:
This intent of this letter is to inform you that we are supportive of the proposed AC condenser unit in the side
yard setback and the required variance for the Keegan residence located at 25830 Birch Bluff Road, Shorewood,
MN. We have met with the Keegan's and we understand that the condenser unit will be placed adjacent to their
home, near the window well, as far away from the property line as possible but that it will be within the 10 -foot
side yard setback since their home is 10 feet from the property line as shown on the attached plan.
Sincerely,
Name(s)
JIz ( V--s q caw-puzaklz)
Address: 6 J 1 rrk IU.dW 2—orl (.
t�-X rP 1 C I MCI 66331
Signature:
Cc: Marie Darling, Planning Director
Attachment: Plan showing AC condenser unit location on property
RECEIVED
SEP 26 2017
CITY OF SHOREWOOD
WILLIAM H. HENNEY
25920 Birch Bluff Road
Shorewood, MN 55331
(612) 759 -1599
October 27, 2017
City of Shorewood
c/o Planning Department
5755 Country Club Road
Shorewood, MN 55331
Re: 25830 Birch Bluff Road, Shorewood
PID 29- 117 -23 -44 -0008
Dear Sir/Madam:
RECEIVED
OCT 31 2017
CITY OF SHOREWOOD
My wife Brenda and I reside at 25920 Birch Bluff Road. We support the Keegan's request for a
setback variance for their A/C condenser.
Sincerely,
William H. Henney
WdAlwhh -2017 /City of Shorewood
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September 26, 2017
City Council and Planning Commission Members
City of Shorewood
5755 Country Club Road
Shorewood, MN 55331
Re: Proposed Variance for AC Condenser Unit in Side Yard Setback for 25830 Birch Bluff Road
Dear City of Shorewood Council and Planning Commission Members:
This intent of this letter and the attached Zoning and Subdivision Application is to request a variance to Section
1201.03, Subd. 2, d, (6) of the City of Shorewood Zoning Regulations (City Code) which would allow for an air
conditioning (AC) condenser unit to be located within the side yard setback at the Keegan residence at 25830
Birch Bluff Road, Shorewood, MN. The proposed location for the AC condenser unit in close proximity to the
neighbors' two AC units and generator as shown on the attached survey of the property dated March 6, 2017.
In addition, I have included a letter of support from the adjacent neighbor as well as specifications on the
proposed AC condenser unit showing that we have selected a high efficiency low noise level unit.
The primary reason for the request is the unique and very narrow configuration of this property, being only 60'
in width but 330' in length. This is a new home construction project which was granted a variance in 2016 from
the total side yard setback requirement of 30 feet. This variance was granted due to the narrow configuration of
the lot and in exchange for a reduction in hardcover from 34.4% to 30% and increasing the side yard setback
from 4' to 10', which now meets the minimum requirements of the City Code. During this initial variance
request, we were unaware of a specific code on air conditioning units and thus did not include this level of
detail in the request. It was planned all along that our AC unit would be on the side of the home since that is
where the neighbors have their AC units as well as a very large generator. The thought being that we would
keep the noise generating appliances all in the same area so as to minimize the disturbance to ambient noise
conditions elsewhere.
The specific criteria listed in the City Code for variances are listed below followed by our responses.
Is the proposed variance a reasonable use of the property?
- The lot meets the minimum side yard setbacks of the City Code, but due to the unique configuration of
the lot being only 60' in width but 330' in length, there are limited development options available for a
lot this narrow and subsequently limited options for the location of the AC condenser unit;
- The proposed variance would allow for a high efficiency, low noise level, AC unit to be located on the
side of the home across from the neighbor's two AC units and generator. Locating the AC unit near the
neighbors units and generator minimizes the impact to ambient noise conditions elsewhere on the two
properties;
- Both the west an east side yard setbacks are 10 feet which would require a variance for the AC unit for
placement on either side of the home. The south, or street side, of the home is all garage doors and thus
would not accommodate the AC condenser unit. The north side, or lake side, of the home is where our
family, and the neighbor's family, spend their time enjoying the outdoors and sitting on our open
porches overlooking the lake. If the AC condenser unit was placed on the lake side of the home it would
increase the noise levels to both our home and our neighbors home as we are enjoying the lake
environment;
- It is reasonable, and consistent with other homes in the neighborhood, to have central air conditioning in
their homes which require an exterior AC condenser unit;
- The location of the home on the lot, positioned near the lake end of the lot, is desirable and common for
homes in the Shoreline District to enjoy the full view and access of the lake. It's location on the lot
meets the bluff and lake setback requirements in the City Code and is also consistent with the
neighboring home setbacks.
Are there circumstances unique to the property to justify the variance?
The property is unique from other properties on the block due to how narrow and deep the lot is (60'x
330'). The lot width is only sixty feet (60') wide, a third of which is required for setbacks, leaving only
40 feet of width to build the home. The narrowness of the property causes unique building challenges
which are the driving force behind the variance request to allow for the AC unit being located within the
side yard setback;
The location of the neighbors AC units as well as their generator make this a unique situation in that the
neighbors prefer that the AC unit be located in this area as well so as to have all of the noise generating
units are in the same area. There are limited windows in that area on both homes, no outdoor living
spaces, and the location is such that it provides the least noise and visual impact to the properties and
surrounding neighborhood;
- While the intent of the ordinance is to limit disturbance of the neighboring properties, its strict
application on this property would actually increase the disturbance to the neighboring property by
placing the AC Condenser unit in the rear yard where the neighbors enjoy the outdoor lake environment.
Have the circumstances requiring the variance been caused by the property owner(s)?
The narrow width of the lot was not caused by any of the property owners. The current side yard
setback of the home was actually increased during our recent building application process from the
existing side yard setback of four feet (4') to the current side yard setback of ten feet (10') which meets
the minimum requirements in the City Code. The location of the neighbors AC units and generator was
an existing condition that was not caused by the owners of the Keegan residence and the current
proposal is to attempt to best accommodate the existing conditions of the neighboring property.
Is the proposed use consistent with the zoning code and comprehensive plan?
The construction project is consistent with the current City zoning ordinances for General Development
(GD) in the Shoreland District and comprehensive plan for the area to be developed as residential
property. The construction project increased the existing side yard setbacks (from 4' to 10') and
decreased the hard cover on the property from 34.4% to 30 %. However, unless a variance is granted for
the proposed placement of the AC condenser unit, that component of the home construction would not
be consistent with Section 1201.03, Subd. 2, d, (6) of the City Code.
Does the variance alter the essential character of the area?
The proposed location for the AC condenser unit would not alter the character of the surrounding area
but rather would be more consistent with the surrounding property uses by locating it in an area with
other AC units and a generator. The neighbors support the location of the AC condenser unit and prefer
it over locating it in the front or back yard where noise will be generated in a new area where it is not
currently being generated.
Does the existing ordinance create a practical difficulty in achieving the manner of use?
The existing ordinance creates a practical difficulty in that it would require the AC condenser unit to be
placed in the front or rear yard areas which would increase the ambient noise levels in those areas.
While the intent of the ordinance is to limit disturbance of the neighboring properties, its strict
application would actually increase the disturbance to the neighboring property by placing the AC
Condenser unit in the rear yard where the neighbors enjoy the outdoor lake environment. These aspects
are unique to this property which will not create a precedent for other properties in the future unless they
are similarly narrow and deep with the adjoining property having similar infrastructure in close
proximity to the property line as well.
In summary, the granting of a variance for the AC condenser location will minimize any visual or noise impacts
to the neighboring property, is supported by the neighboring property, and is a unique situation that will not set
a precedent for other properties in Shorewood. The proposal is to attempt to best accommodate the existing
conditions of the neighboring property and narrow lot configuration of the Keegan residence. A letter of
support from the neighboring property is attached for your reference. We appreciate your time and
consideration of this variance request and are available to provide any additional information or answer any
questions you may have regarding the project.
Sincerely,
William and M anie Keegan
25830 Birch Bluff Road
Shorewood, MN 55331
612 - 845 -5075
Cc: Marie Darling, Planning Director
Attachments
- Zoning /Subdivision Application Form & Fee;
- Neighbor letter of support;
- 500' Property Buffer Map;
- Mailing list and Mailing labels of property owners within 500 feet;
- Proposed AC unit Product Specification Data Brochure;
- Property Survey dated March 6, 2017 showing proposed AC location & neighbors AC units;
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Refrigerant: R -410A
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Air Flow: Verticle
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Sound Level: 68 dBA
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Rated Load: 17.9 amp
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Full Load; 1 amp
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Alit,
Applicant's Proposed Location
Neighbor's Existing Air Conditioner and Generator
RECEWED
SEP 2 8 2017
CITY OF SHOREWOOD
Neighbor's Existing Air Conditioner and Generator
RE VED
SEP 2 8 2011
CITY OF S jOREWOOD
LEGAL DESCRIMON:
The West 22 feet of Lot 11 and that part of Lot 12 lying East of a line parallel with and 94 feet East as
measured at right angles from the West line of Lot 13, Birch Bluff upper Minnetonka, Hennepin
County, Minnesota.
SCOPE OF WORK & LIMITATIONS:
I. 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. 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.
7. Note that all building dimensions and building tie dimensions to the property lines, are taken
from the siding and or stucco of the building.
8. While we show the building setback lines per the City of Shorewood 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.
STANDARD SYMBOLS & CONVENTIONS:
"0" Denotes iron survey marker, set, unless otherwise noted.
EXISTING HARDCOVER
REVISION DESCRIPTION
3 -7 -17
PROPOSED HARDCOVER
3 -13 -17
LOWERED PROPOSED HOUSE 2' PER CLIENT
House
2,534
Sq.
Ft.
House
2,638
Sq.
Ft.
Wood Deck East House
360
Sq.
Ft.
Wood Steps
316
Sq.
Ft.
Wood Deck Back House
43
Sq.
Ft.
Wood Dock
318
Sq.
Ft.
Wood Steps
316
Sq.
Ft.
Bituminous Driveway
2,611
Sq.
Ft.
Wood Dock
318
Sq.
Ft.
Shed
125
Sq.
Ft.
Bituminous Driveway
2,716
Sq.
Ft.
Boulder Rot. Walls
150
Sq.
Ft.
Shed
125
Sq.
Ft.
Conc. Walk SE of House 91
Sq.
Ft.
Stone Walk
70
Sq.
Ft.
Walk and Stoop East Hse.456
Sq.
Ft.
TOTAL PROPOSED HARDCOVER
6,249 Sq.
Ft.
Gone N. Side House
91
Sq.
Ft.
AREA OF LOT TO OHW
20,945 Sq. Ft.
Concrete Garage Apron
67
Sq.
Ft.
Ret. Walls
101
Sq.
Ft.
PERCENTAGE OF HARDCOVER TO
LOT
29.8%
TOTAL EXISTING HARDCOVER
7,197 Sq. Ft.
AREA OF LOT TO OHW
20,945 Sq. Ft.
PERCENTAGE OF HARDCOVER TO
LOT
34.4%
LE'GENIJ
,=S7D1'G COl1'7i17%R _ _ _ _ 925- _
> 9785
E'I70'1ING SPOT EL6f'A7TON
PROPOSED CO/ "[M —
PROPOSED EM74ffON /SPOT ELG74TION
t7V= YlP OF #"' A RKY ,&OTTOdf OF /1ALLJ
DRdM..fGE ,4"0F - FLO1T
.SILT FENCE /STRAA LOGS —
PROPOSED BODLDEIl JY"
F6 U. 5 TIA19 TREE
NOTE:• NO SIGMFIC4NT TREES , tRR 7Yl
BE P/157W"" DURING 6VYV br0TION
DATE
REVISION DESCRIPTION
3 -7 -17
GRADING & ADDED RETAINING WALL
3 -13 -17
LOWERED PROPOSED HOUSE 2' PER CLIENT
3 -14 -17
ADDED NEIGHBOR'S COVERED DECK
4-6 -17
PER CITY COMMENTS
925
GRADING & EROSION CONTROL NOTES:
Sediment control devices shall be regularly inspected and after major rainfall events and shall be cleaned and repaired as necessary
BEFORE DBMOLI170N AND GRADING BEGIN to provide downstream protection.
Install silt fence/bio roll around the perimeter of the construction area.
re
Sediment control measures must remain in place until final stabilization has been established and then shah be removed. Sediment Streets and other public ways shall be inspected daily and if litter or soils has been deposited it shall promptly be moved
controls may be removed to accommodate short term construction activity but must be replaced before the next min. If necessary, vehicles, that have mud on their wheels, shall be cleaned before exiting the site in the rock entrance areas.
A temporary rock construction entrance shall be established at each access point to the site and a 6 inch layer of I to 2 inch rock Moisture shall be applied to disturbed areas to control dust as needed.
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 Portable toilet facilities shall be placed on site for use by workers and shall be property maintained.
alleys. Potential enhances that are not so protected shall be closed by fencing to prevent unprotected exit from the site.
If it becomes necessary to pump the excavation during construction, pump discharge shall be into the stockpile areas so that the
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 double silt fence around these areas can filter the water before it leaves the site.
the pit" or other disturbed areas are to remain in place for more than 14 days, they shall be seeded with Minnesota Department of Temporary erosion control shall be installed no later than 14 days after the site is fast disturbed and shall consist of broadcast
Transportation Seed Mixnrre 22 -111 at 100lb/acm followed by covering with spray mulch. seeding with Minnesota Department of Transportation Seed Mixture 22 -111 at 160 IWacre followed by covering with spiny mulch.
A dumpster shall be placed on the site for prompt disposal of construction debris. These dumpsten, shall be serviced regularly to SITE WORK COMPLETION:
prevent overflowing and blowing onto adjacent properties. Disposal of solid wastes from the site shall in accordance with When final grading has been completed but before placement of seed or sod an "as built' survey shall be done per City of
Minnesota Pollution Control Agency requirements. Shorewood requirements to insure that grading was properly done.
A separate container shall be placed for disposal of hazardous waste. Hazardous wastes shall be disposed of in accordance with When say remedial grading has been completed, sod or seeding shall be completed including any erosion control blankets for steep
MPCA requirements. areas
Concrete truck washout shall be in the plastic lined ditch and dispose of washings as solid waste. When turf is established, silt fence and inlet protection and other emsion 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.
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25830 BMCHBLUFFROAD
SHOREWOOD, MN
Advance
Sumeying B Engineering, Co.
17917 Highway 7
Minnetonka, Minnesota 55345
Phone (952) 474 -7964
Web: www.advsutcom
S
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l"I"'OW YELL
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PBLSTFLOOR 985.00
TOP FOIINDA770N 982 77
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— — — — — — — — — — — —
25830 BMCHBLUFFROAD
SHOREWOOD, MN
Advance
Sumeying B Engineering, Co.
17917 Highway 7
Minnetonka, Minnesota 55345
Phone (952) 474 -7964
Web: www.advsutcom
S
/ —
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s �Q \ PROPOSEDDWFLLENG
PBLSTFLOOR 985.00
TOP FOIINDA770N 982 77
r a _ _ LOW FLOOR 974 15
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1 HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR
REPORT WAS PREPARED BY ME OR UNDER MY Offer
SUPERVISION AND THAT I AM A DULY REGISTERED
PROFESSIONAL CIVIL ENGINEER UNDER THE LAWS OF THE
STAIE OF TA
X527-16
S. Rlnke
52716
LICENSE NO.
MARCH 6, 2017
DATE
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DATE SURVEYED: MAY 29, 2015
SURVEYED BY
ADVANCED SURVEYING. & FNG., C.O.
DATE DRAFTED: MARCH 6, 2017
SHEETTITLE
PROPOSED SURVEY
DRAWING NUMBER
# 170088 e71R
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Pf
50
SHEET NO.
S1
SHEET 1 OF 1
CITY OF
SHOREWOOD
5755 Country Club Road • Shorewood, Minnesota 55331 •952 -960 -7900
Fax: 952 -474 -0128 • www.ci.shorewood.mn.us • cityhall&i.shorewood.mmus
TO: Planning Commission, Mayor and City Council
FROM: Patti Helgesen and Marie Darling
MEETING DATE: November 7, 2017
RE: Scott, Channing and Jessica — Setback Variance
LOCATION: 5915 Galpin Lake Road
REVIEW DEADLINE: February 1, 2018
ZONING DISTRICT: R -1C /S
FILE NO.: 405 (17.26)
REQUEST
Channing and Jessica Scott have
requested a variance to build a second
story addition on their home and attached
garage. The existing attached garage
encroaches 10 feet into the required 35
foot front -yard setback area.
The applicants originally proposed to re-
orient their garage doors to become side -
loading, but that part of the application
became problematic due to the amount of
fill and complications with a public
sewer easement on the north side of the home. Consequently, the applicants elected not to move
forward with that portion of the request. At this time, the project would have no change to the existing
impervious surface coverage. Staff noted the change on the attached survey.
Notice of this application was published in both the City's official newspapers and mailed to all property
owners within 500 feet of the property at least 10 days prior to the meeting.
Page 2
BACKGROUND
Context: The existing home is a rambler -style walkout built in 1977 (see photos). The property is
adjacent to Galpin Lake and within the Shoreland District.
City records indicate that the site plan for the proposed house location was not done by a surveyor and
the house was staked out in error (see 1977 site plan). The site plan shows a 35 -foot front setback but it
was actually built at 25.1 feet. Furthermore, due to the topography of the lot, the property file records
indicate that there was 2000 cubic yards of fill added to the site as part of the construction process.
Applicable Code Sections:
Section 1201.03 Subd. 1 of the zoning regulations contains provisions that address nonconforming
structures. Specifically, section 1201.03 Subd. 1. i. states: "Lawful nonconforming, single - family
residential units may be expanded, provided ... that the expansion does not increase the nonconformity
and complies with height and setback requirements of the district in which it is located."
Consequently, in order to expand the home over the existing non - conforming garage, a variance to the
minimum front setback in the R -1 C/S district (35 feet) is required. The remainder of the second story
addition may move forward with a request for a building permit.
ANALYSIS
In their request letter, the applicant's state that the proposed area over the existing garage is a potential
living space for aging parents. The applicants' plans (attached) include the proposed second story
addition over the entire footprint of the home. Their goals with this addition are two -fold:
• Improve the aesthetics of their home from the street
• Add additional floor area for bedrooms, including a "parent's suite" so that their parents
may move in with them as more care is needed
The zoning regulations allow for variances upon showing that practical difficulties exist and that the
request is consistent with the intent of the regulations. Section 1201.05 Subd. 2. b. of the zoning
regulations sets forth criteria for the consideration of variance requests. Staff reviewed the request
according to these criteria, as follows:
Intent of comprehensive plan and zoning regulations. The property is guided and zoned for
residential purposes and the property owner would continue to use the property for residential
purposes.
2. Practical difficulties: Practical difficulties include three factors, all three of which must be met:
a) reasonableness; b) circumstances unique to the property and not caused by the landowner;
and c) maintenance of the essential character of the area.
a. Reasonable use of land: Staff weighed the case of the applicant's ability to make
reasonable use of the property without the variance with their goals for the addition.
The applicants have designed the home to improve the appearance of the walkout
Page 3
rambler and their desire to bring the garage into visual harmony with the rest of the
building plan includes carrying over the sweeping roof lines throughout the proposed
second floor, including the living space above the garage.
b. Self- Created: The current property owners did not create the practical difficulty for
this property. The error resulted from the original construction in 1977.
C. Essential Character: If the variance is granted to add a second story over the existing
garage, it would have minimal impact to adjacent properties, nor alter the essentially
character of the locality. There is no neighbor to the north of the subject property and the
home on the property to the south is set back about 70 feet from the front property line.
Additionally, the homes along the road have a wide variety of fiont setbacks (varying
from 31 feet to over 300 feet) and architectural styles. Consequently, the additional
height and massing closer to the street would not be as noticeable as in an area where all
the homes are at a similar setback.
3. Special privilege. The circumstances are unique to the property in that the nonconforming
setback is already established.
4. Impact to adjacent properties. The property owners are not proposing anything that would
impair an adequate supply of light and air to an adjacent property, increase the risk of fire or
endanger public safety or unreasonably diminish or impair values in the neighborhood.
5. Staff finds the Planning Commission could find requested variance is the minimum necessary to
alleviate the practical difficulties. The design with the sweeping roof lines sacrifices some
potential living space in the area above the garage and throughout the second story to maintain
the proposed design character and that reduction minimizes their request.
RECOMMENDATION
Because staff finds that the applicants request has met some of the conditions of the variance better than
others, staff recommends the Planning Commission review the request against variance criteria and
forward a recommendation to the City Council.
ATTACHMENTS:
Location map
Property Survey
Photographs of Existing House
Applicants' Narrative
Building Plans
1977 Site Plan
N
0 250 500 1,000 EXCELSIOR
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-5915 Galpin Lake Road
Shorewood,_ MN 55331
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DESCRIPTION OF PROPERTY:
Lot 1, Block 1, WEYKER ADDITION, -
Hennepin County, Minnesota. Subject
to easements of record. -
PROJ. NO. :1269 -00
BOOK 6, PAGE 62
REVISED: 10102117 - PROPOSED DRIVEWAY, - IMPERVIOUS
REVISED: 09105117 - FRONT ENTRY
-1 hereby certify that this survey was prepared by me or under
my direct supervision and that I am a duly licensed Professional
Land Surveyor under the laws of the State of Minnesota. -
22703 11/01/14
- Steven V. Ische License No. Date
Traverse PC
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-IMPERVIOUS: CALCULATIONS:
Lot Size: -(To OHM 24,390 s.f.
Existing House & Garage:
`
%•
Proposed Entry Addition:
- 23.8
GARAGE
454 s.f.
Existing Paver Walkway. -
N
-
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Proposed Driveway:
1525 s.f.
Remaining Side Driveway.
339 s.f.
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DESCRIPTION OF PROPERTY:
Lot 1, Block 1, WEYKER ADDITION, -
Hennepin County, Minnesota. Subject
to easements of record. -
PROJ. NO. :1269 -00
BOOK 6, PAGE 62
REVISED: 10102117 - PROPOSED DRIVEWAY, - IMPERVIOUS
REVISED: 09105117 - FRONT ENTRY
-1 hereby certify that this survey was prepared by me or under
my direct supervision and that I am a duly licensed Professional
Land Surveyor under the laws of the State of Minnesota. -
22703 11/01/14
- Steven V. Ische License No. Date
Traverse PC
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SEM
S,Ly LIN LOT/1 ' !
I
-IMPERVIOUS: CALCULATIONS:
Lot Size: -(To OHM 24,390 s.f.
Existing House & Garage:
2645 s.f.
Proposed Entry Addition:
103 s.f.
Existing Decks : - -
454 s.f.
Existing Paver Walkway. -
362 s.f.
Existing Concrete Sidewalks:
216 s.f.
Proposed Driveway:
1525 s.f.
Remaining Side Driveway.
339 s.f.
Total Impervious Area: 5644 s.f
Impervious % : - 23.14%
- LEGEND-
-0-
Power Pole =
-X
Spot Elevation
0
Found Iron Pipe
—
Power Pole
Deciduous Tree
—FO FO—
Fiber Optic
—T T --
Telephone Line
�V �G
Pine Tree
—G G—
Gas Line
PROPOSED RETAINING
WALL -
MIER
LAND SURVEYING, LLC
952 -443 -3010
Existing House - Front
Existing House - Rear
Existing House — North Side
Existing House — South Side
This proposal letter is to request and substantiate the grant of a Variance for a residence at 5915 Galpin
Lake Rd. in Shorewood, MN. The Variance requested is relatively minor, and as shown below clearly
meets all of the parameters set forth in section 1201.05 of the city regulation to support a finding in
favor of the Variance. Further, if granted, this Variance will not violate, or circumvent any of the
parameters set forth in section 1201.05.
Slope of the Garage Roof
The petitioner requests a Variance allowing a change to the slope of our garage roof which partially lies
within the current City setback regulation. The reasons for changing the slope of the roof are primarily
to bring the property into visual harmony with the rest of our building plan (as can be seen on the
included plans), allowing the roof to better blend in visually, and to create a potential living space for
aging parents with major health conditions.
• The proposed roof shall be constructed of the same siding, roofing and windows as will be used
throughout our house plan
• The proposed roof shall be finished in the identical style as the rest of the house
• The proposed roof slope will allow for the addition of window boxes, and seasonal plantings
• The proposed change in slope is desired, intended, and shall be built specifically to be unobtrusive and
"low key ", blending in with the neighborhood.
Support of Favorable Findings
City ordinance 1201.05 sets forth the conditions under which Variances such as those proposed in this
letter would be found acceptable to the Planning Commission. The petitioner is confident that the
proposed Variances fall within these guidelines, notably;
A) There are special circumstances and conditions regarding our property at 5915 Galpin Lake Rd. that
would deprive the petitioner of a reasonable and minimum use of our land. Our house was built to
conform to earlier setback regulations, before the current setbacks were in place. We have no plans
to encroach further into any setback territory; we intend to stay completely within the current footprint
of the garage as it has existed for 40 years.
B) The granting of a variance will not be detrimental to the public health or welfare or injurious to other
people in the vicinity. The proposed Variance does no harm to either public or private interests, and is
not injurious to any property or interest. In fact, granting the proposed Variance will serve only to
create a more pleasing visual harmony, by virtue of the careful architectural design to make the roof
lines blend visually.
C) The granting of such Variance will not be materially detrimental to the public welfare, or the rights
and uses of other property owners. The proposed Variance does no harm to either public or private
interests, and is not injurious to any property or interest. In fact, granting the proposed Variance will
RECEIVED
NOV — 2 2017 APPLICANTS' NARRATIVE
CITY OF SHOREWOOD
serve only to create a more pleasing visual harmony, by virtue of the careful architectural design to
make the roof lines of the garage blend in with the rest of our home plans.
D) The granting of the Variance will not constitute a grant of special privileges. The homes on Galpin
Lake Rd. have many widely varied setbacks, and some of the older homes are actually closer to the road
setback line than 5915 Galpin Lake Rd. The main point that we were trying to make is that the houses
on our road have a very wide variety of setbacks. Some are well over 150' back from the road, and
others are much closer. So if the Variance were granted our house would not stick out from a row of
houses that are uniformly set back from the road. In addition, the road has a few curves, and hills
within our neighborhood, and we are the last house on the north end. The road itself, the house styles,
and the house setbacks are all very irregular, and there is no one style or setback that we would be
obviously sticking out from. As previously stated there is no desire to expand upon the footprint of the
current garage.
E) The granting of such Variance will be in harmony with the general purpose and intent of regulation
1201.05. The proposed garage change is designed, laid -out, and shall be constructed in a manner that
achieves harmony with the neighborhood, fosters peaceful relations with neighbors, and blends in
visually in a low -key, unobtrusive manner with the surroundings. As such, it is clearly in harmony with
the overall intents and purposes of the City regulations.
Additionally, the proposed change to the garage roofline that this Variance is being requested for does
not encroach or infringe on any neighboring residential properties, nor would it impose any hardship on
any neighbors, nor would it serve to create a situation where any neighbor's quality of life, property
value, or peaceful co- existence would be negatively affected. Quite the contrary, the proposed
Variance would allow the petitioner to visually improve the overall look of the garage and enhance the
feel of the area, and preemptively provide the space to allow aging parents with declining major health
issues an option should it be quickly and unexpectedly needed in the near future. The proposed
Variance request is the minimum variance necessary to alleviate the practical difficulties.
Plans, photographs, and a property survey in support of the requested Variance are attached hereto
Respectfully submitted,
Channing and Jessica Scott
RECEIVED
NOV - 2 2017
CITY OF SHOREWOOD
WINDOW SCHEDULE
WDW- F MARVIN INTEGRITY WINDOWS
APPROX.
QUANTITY
ROUGH OPENING
Oq
ITDH 3660 -3W
R.O. 10' -0 111' X 5' -0 1/4'
1
OFRONT
ENTRY BY
MILLWORK PROVIDER
R,O. 5' -4 I 12' X 6' -10 112'
1
OITDH
3264 -2W
R.O. 5' -4 112' X 5' -4 1/4'
2
Op
ITDHP 3648 W/ IALM 3616
R.O. 3' -0 112' X 5' -4 1/4'
2
OE
ITDHP 6248 W/ FIXED TRAN 6216
R.O. 5' -2 112' X 5' -4 1/4'
1
OITDH
4260 -2W
R.O, -1' -0 1/2' X 5' -0 1/4'
5
OITDH
3660 -2W
R.O. 6' -0 112' X 5' -0 114'
3
OITDH
3056 -2W
R.O. 5' -0 1/2' X 4' -8 1/4'
2
Oj
ITDH 3260
R.O- 2' -8 112' X 5' -0 114'
2
OITDH
3660
R.O. 3' -0 112' X 5' -0 1/4'
3
OIAWN
3616
R.O. 3' -0 112' X 1' -4 1/4'
3
OREPLACE
IN EXIST OPG
R.O. FIELD VERIFY SIZE
I
ITDH 2240 -2W
EX, BA
OREPLACE
IN EXI5T OPG
R.O. FIELD VERIFY SIZE
I
u
ITDH 3048
OREPLACE
IN EXIST OPG
R.O. FIELD VERIFY SIZE
I
ITDH 3060 -2W
GENERAL NOTES:
U TYPICAL HEADER 2 -9 112' LVL HDR
UNLESS NOTED OTHERWISE
2) WINDOW NUMBERS SHOWN ARE FROM 'MARVIN INTEGRITY' WINDOWS CATALOG
VERIFY MFG. COLOR AND OPTIONS W/ OWNER.
3) PROVIDE SOLID BLOCKING o FLOOR SYSTEM
TO DISTRIBUTE POST LOAD5 DOWN TO STRUCTURE BELOW
4) TYP WDW HEADER HGT.
FIRST FLOOR 0 6' -10 112'
SECOND FLOOR 0 6' -10 112'
EX, DECK
EX
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FRI °
EX. KITCHEN/ 11
II
EX, LAUNDRY EX MUDROOM I
I EX CAB 1
I TO REM04 I
1
I
CABMET _---- ___ - }-� 1
OEX WDW
GIRDER TR155
20' ENG FLOOR TRU55E5
24. O.G.°
EX. GARAGE
j' TTPE ' %' Gyp BD
(WALLS E CEILN5)
r -_ --- ----- ---- --
-- - -'0 -6 - - -__ - -- GIRDER TR1155- - - -- --
118 XT OVERUEAp DOOR O
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ENG. SUPER ATTIC TRJ55E$ I X
24. O.G.' 1
I I
I NEW 2.16• LVL
1 HOR ®T'•6'
ABOVE SLAB I
NEW OVERHEAD DOOR
IN EXI5TING LOCATION
3' -2' IB'•0' 3' -2'
1
EX, DECK
I II
II �
-
,ju
H
w
GUEST ROOM/
EX- PORCH 1
1°�
EX. pTN 1
EX, Lam'
Q
NEW GTP D CLG
B
ROOM
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FRI °
EX. KITCHEN/ 11
II
EX, LAUNDRY EX MUDROOM I
I EX CAB 1
I TO REM04 I
1
I
CABMET _---- ___ - }-� 1
OEX WDW
GIRDER TR155
20' ENG FLOOR TRU55E5
24. O.G.°
EX. GARAGE
j' TTPE ' %' Gyp BD
(WALLS E CEILN5)
r -_ --- ----- ---- --
-- - -'0 -6 - - -__ - -- GIRDER TR1155- - - -- --
118 XT OVERUEAp DOOR O
I I s (
ENG. SUPER ATTIC TRJ55E$ I X
24. O.G.' 1
I I
I NEW 2.16• LVL
1 HOR ®T'•6'
ABOVE SLAB I
NEW OVERHEAD DOOR
IN EXI5TING LOCATION
3' -2' IB'•0' 3' -2'
1
EX, DECK
I II
II �
-
H W/
HOOKS
NE
'•0' 3' -E
NEWFRONT
STOOP
NEW T CONC O
FR05T
FOWDATION W/
20'XB'FOOTMGS
FOR STOOP E
FIREPLACE PROD,
FIRST FLOOR PLAN
2 1/4' = 1' -0'
TOTAL FIRST FLOOR SQUARE FOOTAGE = 2115 SQ FT,
(EXCLUDING GARAGE AREA)
REMOVE EXISTNG
ROOFFRAMMG 1
CEILUG OVER NEW
GREAT ROOM
NEW GREAT
ROOM
NEW GTP BD CLG
NEW 645
FIREPLACE
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4 J' FILL
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4 )' MJLL
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ISSUE
A1AY 1, 2017
REVISIONS
AUGUST 10, 2017
OCTOBER 31, 2017
FLOOR PLAN
First Floor (existing)
GUEST ROOM/
OFFICE
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EX, BA
E) ,
BATH
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H W/
HOOKS
NE
'•0' 3' -E
NEWFRONT
STOOP
NEW T CONC O
FR05T
FOWDATION W/
20'XB'FOOTMGS
FOR STOOP E
FIREPLACE PROD,
FIRST FLOOR PLAN
2 1/4' = 1' -0'
TOTAL FIRST FLOOR SQUARE FOOTAGE = 2115 SQ FT,
(EXCLUDING GARAGE AREA)
REMOVE EXISTNG
ROOFFRAMMG 1
CEILUG OVER NEW
GREAT ROOM
NEW GREAT
ROOM
NEW GTP BD CLG
NEW 645
FIREPLACE
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2.5 i' L
O
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4 J' FILL
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4 )' MJLL
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ISSUE
A1AY 1, 2017
REVISIONS
AUGUST 10, 2017
OCTOBER 31, 2017
FLOOR PLAN
First Floor (existing)
WINDOW SCHEDULE
WDW.'MARVIN INTEGRITY WINDOWS
APPROX.
QUANTITY
9' -]•
5' -5'
ROUGH OPENING
3'•B'
OITDH
3660 -3W
R.O. 10' -0 112'X 5' -0 1/4'
1
OFRONT
ENTRY BY
R.O. 5' -4 1/2' X 6' -10 1/2'
1
MILLWORK PROVIDER
4' -6'
OITDH
3264 -2W
R.O. 5' -4 1/2' X 5' -4 114'
2
Op
ITDHP 3645 W/ IAU.N 3616
R.O, 3' -0 112' X 5' -4 1/4'
2
OITDHP
6248 W/ FIXED TRAN (5216
R.O. 5' -2 1/2' X 5' -4 114'
1
OITDH
4260 -2W
R.O. 1' -0 112'X 5' -0 1/4'
5
OITDH
3660 -2W
R.O. 6' -0 112' X 5' -0 114'
3
OITDH
3056 -2W
R.O. 5' -0 1/2'X 4'-01/4'
2
OITDH
3260
R.O. 2' -S 112' X 5' -0 1/4'
2
OITDH
3660
R.O. 3' -0 112' X 5' -0 1/4'
3
OIAWN
3616
R.O. 3' -0 112' X 1' -4 1/4'
3
OREPLACE
IN EXIST OPG
R.O. FIELD VERIFY SIZE
I
= I LVL MDR
ITDH 2240 -2W
7.9 LvL HDR
74
OREPLACE
IN EXIST OPG
R.O. FIELD VERIFY SIZE
I
ITDH 3045
--
Sua�R
OREPLACE
IN EXIST OPG
R.O. FIELD VERIFY SIZE
I
ITDH 3060 -2W
I
GENERAL NOTES -
1) TYPICAL HEADER 2 -9 112' LVL HDR
UNLESS NOTED OTHERWISE
2) WINDOW NUMBERS SHOWN ARE FROM 'MARVIN INTEGRITY' WINDOWS CATALOG
VERIFY MFG. COLOR AND OPTIONS W/ OLMER.
3) PROVIDE SOLID BLOCKING 0 FLOOR SYSTEM
TO DISTRIBUTE POST LOADS DOUR) TO STRUCTURE BELOW
4) TYP WDW HEADER HGT,
FIRST FLOOR 9 6' -10 1/2'
SECOND FLOOR 0 6' -10 112'
Q SECOND FLOOR PLAN
3 1/4' = 1' -0'
TOTAL FIRST FLOOR SQUARE FOOTAGE = 2115 50 FT.
(BONUS ROOM AREA = 436 SQ. FT.)
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ISSUE
MAY 1, 2017
REVISIONS
AUGUST 10, 2017
OCTOBER31, 2017
FLOOR PLAN
Second Floor (proposed)
5'•0' 10' -10'
5' -6'
9' -]•
5' -5'
13'•4'
3'•B'
IS' -10'
5' -3'
6' -2'
4' -B'
4'•B'
4' -6'
6' -B'
6' -B'
l'•3'
B'•'1•
0
- - -
- - - --
-� �- - -_ - -
-- -= -
-� -
- --
= I LVL MDR
F
TUB uu
7.9 LvL HDR
74
2.9 J' LVL MR
2.9;'
LK MDR
--
Sua�R
-
II
I
I
_
-
I
13'• 0,X14' -4•
EL41W 2
=
- _ - --
BEDROOM 02
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- I6'- 6'X14'•4'
EXIBT -- -
WIDOD FL
=
-
BEDROOM '4
= BEDROOM -3
(VER,
FL -
BATH 3
- LLOOD FL
SIZE!
_
CER. TIL
METAL STUD
20'•0'XIB' -4'
OG
FURRING
MASTER
rc
BEDROOM
WOOD FL
_
$
14 INEN
26
- 26
O
= I
I 74
D N
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=
2B CD.
r SLOPED am. -I I- SLOPED CLG - -- - - - --
I I
- 1
5'•6' CLG. FGT.
-
5'•6' CLG. NGT.
— -
- -- SITTING AREA
----- - - -_ --
' STACK R1RNA E I
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_
=
- WOOD FL
-
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74 MASTER
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—,
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2-
MASTER
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BATH
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PARENT-5
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L
2.2X10 MDR
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2.5 J' L I MDR
2'.11•
2' -4'
2' -4'
4' -3'
5'•3'
S' -2• b' -0' S' -2' 3' -6' 16'•0' 9' -3 V]' 1' -S`
4'-0'
24' -4'
28'•9 W-
2340'
Q SECOND FLOOR PLAN
3 1/4' = 1' -0'
TOTAL FIRST FLOOR SQUARE FOOTAGE = 2115 50 FT.
(BONUS ROOM AREA = 436 SQ. FT.)
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ISSUE
MAY 1, 2017
REVISIONS
AUGUST 10, 2017
OCTOBER31, 2017
FLOOR PLAN
Second Floor (proposed)
4 1/4' = P -m'
I � STEPS I I 1
FRONT ELEVATION
114' = 1' -0'
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ISSUE
MAY 1, 2017
REVISIONS
AUGUST 10, 2017
OCTOBER 31, 2017
BUILDING ELEVATIONS
Front and South Side
Q RE ILA m r_:LEv /_I
5 1/4' = I' -m'
5 1/4' = 1' -0'
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ISSUE
MAY 1, 2017
REVISIONS
AUGUST 10, 2017
OCTOBER 31, 2017
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t UILl"1NG ELEVATIONS
Rear and North Side
5UIL®INC;; SECTION
6 1/4' = P -0'
�D
t2
// \\ I' AIR BAFFLE
//
(HW) b-. FASCIA m DORMERS
\\
HARDIE FASCIA
4 SOFFITS W/CCNT. VENTS
510W--5 NG AREA BEDROOM "3 \�\
U TYP. W4LL CONSTRUCTbN
- SIDING
-tA6OX S EATHPY
--BUILDING
BD.
-h6 STUD WALL
•BATT WWL R -19 MW
EXIST. ROOF TO BE REMQvED \\
-4 HIL POLY VAPOR BARRIER
3/4' Pl.YWO SUSFL00g
20' ENG. FLOOR TRUSSES
'
e 192. O.G,
EXIST. CLG JSTS 4 GYP BD TO REMAIN
—
EX, L�IT-
ROOM
D E3UILDING SECTION fm
6 1/4' = 1' -0'
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ISSUE
MAY 1. 2017
REVISIONS
AUGUST 10, 2017
OCTOBER 31, 2017
JOB #161501
SHEET #
6
OF
Y {
W^�
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o
1977 SITE PLAN
" TO BE COMPLETED BY VILLAGE
INSPECTOR;
. _
YES. NQ
1. Does construction meet
ordinance set -back re uirem
q. ents
2. Does lot meet ordinance
building site requirements?
3. Does proposed construction
comply with building code?
4. Have all required plans
been submitted?
and specifications for Water
5. Does well specifications meet minimum. requirements?
P. Are varzances'requi.red.
7. Does :sail bearing test,
if needed, indicate soil
approved for construction.
-is
of foun.'datiori?
8,. Cheek for Sanitary Sewer
Service elevation? V
9. Energy Conservation
Data
H supplied?. at'.
P (Heat Loss
Comments:
Recommendation -is :made. for issuance of permit for
Remodeling We .
Date: ,
Bu i l di ng I`nspECaor of: Shorewood
20630 Manor .Road'
Shorewood, htfd 5,533 1