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HomeMy WebLinkAboutResolution 7588 Variance Elevation 1205 Tonkawa Rd LAND TYPE Torrens (T) DOC NUM 6136659 Certified, filed and/or recorded on May 21, 2025 10:33 AM Office of the Registrar of Titles Hennepin County, Minnesota Amber Bougie, Registrar of Titles Daniel Rogan, County Auditor and Treasurer Deputy 178 Pkg ID 2787443E Document Recording Fee $46.00 Document Total $46.00 Existing Certs 1579455 This cover sheet is now a permanent part of the recorded document. STATE OF MINNESOTA ) COUNTY OF HENNEPIN ) ss CITY OF ORONO ) I certify the foregoing is the original resolution adopted by the City Council on May 12, 2025. Officially signed as City Clerk of Orono, Minnesota and the seal of the city. stine Lusi , City Clerk 80OAtO CITY OF ORONO RESOLUTION OF THE CITY COUNCIL NO. 7588 <IkESHOC-1' A RESOLUTION APPROVING VARIANCES FROM MUNICIPAL ZONING CODE SECTIONS 78-1125 &78-1279 FILE NO. LA25-000012 WHEREAS, on March 19, 2025, PKA Architecture (the"Applicant"), on behalf of Joseph and Crystal Wald (the"Owners"), applied for variances from the City Code for the property addressed 1205 Tonkawa Road and legally described as: Tract C, Registered Land Survey No. 853, according to the recorded plat thereof, Hennepin County, Minnesota (hereinafter the"Property"); WHEREAS, the Applicant has made application to the City of Orono for a variance to Orono Municipal Zoning Code Section 78-1125 to allow reduction in the required elevation bench depth from 15 feet to 8.5 feet on the lake side of the building. The floodplain regulations require the replacement accessory building to be elevated one foot on fill to comply with the minimum requirements. In this situation, the Code requires an elevation bench set at 931.5' around the perimeter of the replacement building. The proposed grading plan provides the required rescue bench on the remaining three sides of the building; and WHEREAS, the Applicant has made application to the City of Orono for variances from Orono Municipal Zoning Code Section 78-1279 to allow construction of a replacement accessory building required by floodplain regulations to be elevated on fill resulting in a minimal upward massing expansion of one foot, equal to the amount of fill within 75 feet of the lake and lakeward of the average lakeshore setback; and WHEREAS, on April 21, 2025, after published and mailed notice following Minnesota Statutes and the City Code, the Planning Commission held a public hearing, at which time all persons desiring to be heard concerning this application were allowed to speak thereon; and WHEREAS, on April 21, 2025, the Planning Commission recommended approval of the variances; and WHEREAS, on May 12, 2025, the City Council reviewed the application and the recommendations of the Planning Commission and City staff; and NOW, THEREFORE, BE IT RESOLVED that the City Council of Orono, Minnesota hereby approves the requested variances as described above based on one or more of the following findings of fact concerning the Property: �� t�O CITY OF ORONO RESOLUTION OF THE CITY COUNCIL A� r, �,• NO. 7588 lkESHOv- FINDINGS OF FACT: Al. The analysis contained within staff memos and the exhibits attached to the aforesaid memos, all minutes from the above-mentioned meetings, and all other materials distributed at these meetings are hereby incorporated by reference. A2. The Property is located in the LR-1 B One Family Lakeshore Residential Zoning District. A3. The Property contains 2.05 acres in area and has a defined lot width of 500+ feet. A4. The Property is within Tier 1, and hardcover is limited to 25% according to the Stormwater Quality Overlay District. A5. The Applicant has applied for the following variances: a. Lake Setback Variance b. Average Lakeshore Setback Variance c. Floodplain Rescue Bench Variance A6. In considering this application for variances, the Council has considered the advice and recommendation of the Planning Commission and the effect of the proposed variances upon the health, safety and welfare of the community, existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, and the effect on values of property in the surrounding area. ANALYSIS: B1."Variances shall only be permitted when they are in harmony with the general purposes and intent of the ordinance . . . ." The variances support the minimal expansion of the non-conforming building within the lake yard and average lakeshore setback. Lake yard construction prohibitions are intended to maintain the natural lakeshore and encourage development away from the lake. Alternatively, the goals of average lakeshore setback include protecting views from land into the lake, and the requested variances to increase the height of the existing boathouse to the minimum amount necessary to meet the floodplain regulations are in harmony with the Ordinance. The most adjacent neighbors are situated so that the changes to the existing building will not impact their lake views. The minimal, additional mass of the flat roof areas within the setbacks will not be closer to the lake than existing and will not negatively impact the views into the Property from the lake. This criterion is met. 2 O CITY OF ORONO RESOLUTION OF THE CITY COUNCIL ti� 4 NO. 7588 G l,�kESHO�� B2."Variances shall only be permitted . . . when the variances are consistent with the comprehensive plan." The variances requesting reconstruction of the existing legally nonconforming accessory building with a minimal upward volume expansion (without footprint expansions) in the same location within the setbacks in a residential zone are consistent with the Comprehensive Plan. The variances are required solely to conform to the floodplain regulations. This criterion is met. B3."Variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the zoning ordinance. `Practical difficulties,' as used in connection with the granting of a variance, means that: a. The property owner in question proposes to use the property in a reasonable manner, however, the proposed use is not permitted by the official controls. The variances to permit reconstruction of the accessory building with minor upward expansion appear to be reasonable; the flat roof design minimizes any potential negative impacts; the mature vegetation and location of neighboring homes separate the accessory building from the adjacent neighbors. City Code Section 78-71(b)(4) states: "A lawful nonconforming use of a structure or parcel of land may be changed to decrease the nonconformity of use." The Owners are replacing an existing nonconforming building, and all of the changes from the original building are to decrease existing nonconformities. Additionally, the variance relating to the exception for the floodplain rescue bench depth on the lake side is reasonable, as it is not a principal building. This criterion is met. b. The plight of the landowner is due to circumstances unique to his property not created by the landowner. The accessory building was originally constructed in the 1960s by previous owners and needs replacement due to its age and deferred maintenance. c. The variance, if granted, will not alter the essential character of the locality." The requested variances will not be out of character with the neighborhood, will not expand the footprint of the building, or result in additional encroachment into the setbacks toward the lake. The new upward encroachment will not alter the character of the locality. This criterion is met. B4."Economic considerations alone do not constitute practical difficulties." Economic considerations have not been a factor in the variance approval determination. B5."Practical difficulties also include but are not limited to inadequate access to direct sunlight for solar energy systems. Variances shall be granted for earth-sheltered construction as 3 04�ONO CITY OF ORONO RESOLUTION OF THE CITY COUNCIL y r, No. 7588 kEStiO - defined in Minn. Stat. §216C.06, subd. 2, when in harmony with Orono City Code Chapter 78." This condition is not applicable. B6."The board or the council may not permit as a variance any use that is not permitted under Orono City Code Chapter 78 for property in the zone where the affected person's land is located." This condition is not applicable, as residential improvements are allowed in the Lr-1 B District. B7."The board or council may permit as a variance the temporary use of a one-family dwelling as a two-family dwelling." This condition is not applicable. B8."The special conditions applying to the structure or land in question are peculiar to such property or immediately adjoining property." The proximity of the building within the setbacks is an existing condition that is unique to the property. B9."The conditions do not apply generally to other land or structures in the district in which the land is located." The location and existence of the nonconforming accessory building is an existing condition unique to a small number of properties in the City, but could be applied to other lakeshore properties with lake yard accessory buildings and boathouses. B10."The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant." The Owners'substantial property right is provided by the principal structure. The nonconforming building is allowed to be maintained and replaced in-kind. Expansion of an existing non-conforming building is not a right; however, the building will be expanded only to comply with floodplain minimum low-floor regulations. B11. "The granting of the proposed variance will not in any way impair health, safety, comfort or morals, or in any other respect be contrary to the intent of this chapter." Granting the requested variances will not adversely impact health, safety, comfort, or morals. B12."The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable difficulty." The Applicant asserts that the variances are necessary to modestly increase functionality, and for safety and regulatory compliance, and will not merely serve as a convenience to the Owners. CONCLUSIONS, ORDER AND CONDITIONS: Based upon one or more of the above findings, the Orono City Council hereby grants the following variances to support reconstruction of a legally nonconforming accessory building: 4 �►�O�O CITY OF ORONO RESOLUTION OF THE CITY COUNCIL , NO. 7588 <""SHOS- • A variance from Section 78-1125 to allow reduction in the required elevation bench depth from 15 feet to 8.5 feet on the lake side of the building; and • Variances from Section 78-1279 to allow construction of a replacement accessory building elevated on fill, resulting in a minimal upward massing expansion of one (1) foot, equal to the amount of fill within 75 feet of the lake and lakeward of the average lakeshore setback; subject to the following conditions: C1.Council approval is based on the entire record, above Findings. C2.The approved project shall conform to the survey dated 05/29/2014 and revised 03/18/2025 and building plans submitted by the Applicant and annotated by City staff, attached to this Resolution as Exhibits A & B. C3.Any amendments to the plans that are not in conformity with City codes may require further Planning Commission and City Council review. C4.Authorities granted by this resolution run with the Property, not with the Owners, but are permissive only and must be exercised by obtaining a building permit for the new construction and commencing construction of said project. A building permit for the accessory building must be obtained within one year of the date of Council approval, or the variance will expire on that date (May 12, 2026). C5.Violation of or non-compliance with any of the terms and conditions of this resolution may result in the termination of any authority granted herein. ADOPTED by the Orono City Council on this 12th day of May, 2025. ATT pp CITY OF ORONO: Christine Lu , City Clerk Bob Tunheim, Mayor 5 XXXXXXXXXXXXXXXXXXXXXXXXXXXXTONKAW A R O A D (HENNEPI N C O. HI G H W A Y N O. 1 3 5)LAKE MINNETONKA(NORTH ARM)ADJAC E N T AVERA G E SE T B A C K (APPRO X. 8 5. 5') UPPER TERRA CESCREENEDPORCHGARAGE BOAT H O USE PROPOSE D H O USE STORM DRAINS (SEE L.A. PLANS)10 FT. SIDE SETBACKPROP.WELLFENCESPALANDSCAPE ROCKACACGEN LOWER TERRACE 14.620.78 11.0018.13 18.14 8.91 10.629.8316.8312.5024.2546.8335.50 36.69 15.25 6.087.129.00 16.8741.33 29.294312956879910101115151313131412ENTRYWALK3.674.7129.33 4.7125.950.082.694.39ROCKCONSTRUCTIONENTRANCEXAPPRO X. L O C A TI O N OF EXIS TI N G WE LL (TO BE REP L A CE D)1735.7CONC.WASHOUT(HENNEPIN C O . H I G H W A Y N O . 1 3 5 ) TONKAWA R O A DHGT TYPEDBH/TREE TAG#951 15 OAK952 21 MAPLE953 24 MAPLE954 7 MAPLE955 11 ASH 956 10 POPLAR957 20 MAPLE960 22 MAPLE962 19 MAPLE964 13 MAPLE965 13 MAPLE966 22 MAPLE967 12 MAPLE968 34 MAPLE971 36 OAK972 24 MAPLE TWIN974 34 MAPLE975 38 MAPLE977 14 SPRUCE 40 FT. TALL978 24 MAPLE979 18 MAPLE980 11 MAPLE981 30 BIRCHTRIPLE982 22 MAPLE983 24 OAK984 24 OAK985 12 OAK986 18 OAK987 20 OAK988 18 OAK989 16 MAPLE990 22 OAKMATCH LINEMATCH LINEEXISTING CONTOURS DENOTES TREELINE DENOTES CONIFEROUS TREE DENOTES DECIDUOUS TREEGABRIEL KELLERPETERSSEN/KELLER1610 WEST LAKE STREETMINNEAPOLIS, MN 55408PH:612.353.4920EMAIL: gabriel@pkarch.comWALLLEGAL DESCRIPTION:BENCHMARK:MnDOT GEODETIC STATION #11193. SURVEY DISK INMINNETONKA BEACH IN NE COR. OF CO RD. 15 BRIDGENO. 7194. DISK IS STAMPED BR 7194 1976.ELEVATION = 945.99 (NGVD29)PROJECT BENCHMARKS SHOWN IN GRAPHICSNORTH02040UNDERGROUND UTILITY NOTESSURVEY NOTES:THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATEDFROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS.THE SURVEYOR MAKES NO GUARANTEE THAT THEUNDERGROUND UTILITIES SHOWN COMPROMISE ALL SUCHUTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED.THE SURVEYOR FURTHER DOES NOT WARRANT THAT THEUNDERGROUND UTILITIES SHOWN ARE IN THE EXACT LOCATIONINDICATED ALTHOUGH HE DOES CERTIFY THAT THEY ARELOCATED AS ACCURATELY AS POSSIBLE FROM THEINFORMATION AVAILABLE. THIS SURVEY HAS NOT PHYSICALLYLOCATED THE UNDERGROUND UTILITIES. GOPHER STATE ONECALL LOCATE TICKET #141271608. SOME MAPS WERERECEIVED, WHILE OTHER UTILITIES DID NOT RESPOND TO THELOCATE REQUEST. ADDITIONAL UTILITIES OF WHICH WE AREUNAWARE MAY EXIST. AT THE TIME OF THIS SURVEY ONLY THEUNDERGROUND ELECTRIC AS SHOWN WAS FILED MARKED BYGOPHER STATE ONE. OTHER UTILITIES EXIST ON THIS THISTHAT WERE NOT MARKED UP.1. FIELDWORK COMPLETED MAY 20, 2014 and JULY 18, 2024.2. BEARINGS ARE BASED ON THE HENNEPIN COUNTYCOORDINATE SYSTEM3. EASEMENTS OF WHICH WE ARE UNAWARE MAY EXIST.SANITARY SEWER LINESTORM SEWER LINEWATER LINEHAND HOLESANITARY MANHOLECLEAN OUTHYDRANTWATER VALVESCONCRETEMONUMENT AS MARKEDDENOTES FOUNDTELEPHONE LINETELE/ELEC BOXELECTRIC METER/GAS METERCULVERT/F.E.S.ELECTRIC LINEGAS VALVESIGNCURBFENCEUTILITY POLELIGHT POLEDENOTES MONUMENT SETAND MARKED RLS 25718651-454-00021-800-252-1166TOLL FREE:TWIN CITY AREA:CALL BEFORE YOU DIG!Tract C, REGISTERED LAND SURVEY NO. 853, Hennepin County,Minnesota.(Legal description per Title Commitment by Minnetonka Title as agentsfor Chicago Title Commitment No. MT106437 dated July 6, 2010*No Schedule B2 Exceptions are listed on this commitment.)I hereby certify that this plan was preparedby me, or under my direct supervision, andthat I am a duly Licensed Land Surveyorunder the laws of the state of MINNESOTA.________________________________Daniel L. Thurmes Registration No: 25718Date:_____________05-27-14CERTIFICATION:PK14001SURVPK01PROPOSED IMPROVEMENTSURVEYCOUNTY:REVISIONS:PROJECT LOCATION:Suite #16750 Stillwater Blvd. N.Stillwater, MN 55082Phone 651.275.8969Fax 651.275.8976dan@cssurvey.net05-29-14 INITIAL ISSUECONTACT:DATE REVISIONPROJECT NO.FILE NAMEAREA TO OHW AS SHOWN: 89,449 SQ. FT ±. / 2.05 ACRES±AREA:LEGEND:DENOTES TREE TO BE REMOVEDXXPROPOSED IMPROVEMENT NOTES:DENOTES HENNEPIN CO. DISK FOUND80400NORTHTREE INVENTORY DATA:ZONING AND SETBACKS:PER THE CITY OF ORONO WEBSITE ZONING MAP, THIS SITE IS ZONED:LR-1B - ONE FAMILY LAKESHORE RESIDENTIAL (1ACRE) WITH ASHORELAND DISTRICT OVERLAY.SETBACK REQUIREMENTS:LOT AREA: 1 ACRELOT WIDTH: 140 FEETFRONT YARD: 35 FEETSIDE YARD: 10 FEETREAR YARD: 30 FEETSIDE YARD (STREET): 20 FEETOHW: 75 FEETWETLAND: 25 FEETDENOTES PROPOSED HARDCOVER KEY09-17-20 ADD OHW SETBACKS991 24 OAK992 10 ASH993 12 SPRUCE 30 FT. TALL994 25 ASH995 12 BOXELDER996 24 WILLOW997 90 WILLOW MULTI999 16 WILLOW1000 54 WILLOW1868 20 OAK1872 9 OAK1873 14 OAK1876 20 MAPLE1877 36 MAPLE TWIN1882 18 OAK1883 NOTE BASSWOODMULTI 24/18/181884 9 CEDAR1885 10 CEDAR1886 8 CEDAR1887 10 CEDAR1888 8 CEDAR1891 9 CEDAR1892 8 CEDAR1893 9 CEDAR1894 -1895 -1896 -1897 -1898 12 BASSWOOD1899 17 BASSWOOD1900 12 BASSWOODHGT TYPEDBH/TREE TAG#AVERAGED LAKESHORESETBACKS MAY APPLYGRADING LIMITS MAYAPPLYHARDCOVERLIMITATIONS APPLY07-19-24 2024 REVIEW/UPDATEEXISTING IMPERVIOUS DATA:< 75 FEET FROM OHW12. BOATHOUSE 402 SF15. WALK/PAVE TO BOATHOUSE 645 SF16. LIFT STATION 547 SF17. BOATHOUSE EDGERS 43 SFTOTAL IMPERVIOUS <75 1637 SFLOT AREA TO <75 46324 SF% IMPERVIOUS COVERAGE (TO OHW) 3.53%> 75 FEET FROM OHW1. HOUSE 4,862 SF2. SCREEN PORCH 540 SF3. AUTOCOURT 3,853 SF4. DRIVEWAY 3,205 SF5. SPA 58 SF6. SPA PAVING 14 SF7. AC 20 SF8. GENERATOR 15 SF9. UPPER TERRACE AND STEPS 1,550 SF10. LOWER TERRACE/WALK/STEPS 496 SF11. STEPS/WALK/PAVE TO BOATHSE 149 SF13. RETAINING WALLS 76 SF14. ENTRY WALK 208 SFTOTAL IMPERVIOUS AREA 15046 SFLOT AREA TO >75 43125 SF% IMPERVIOUS COVERAGE (TO OHW) 34.9%PROPOSED IMPERVIOUS DATA:PROPOSED ELEVATIONSFIRST FLOOR ELEV 955.0'BASEMENT FLOOR 943.2'GARAGE FLOOR 945.5'TOP FOUNDATION 954.7'/953.1'BOATHOUSE FLOOR 932.5'08-15-24 PROPOSED IMPROVEMENTSBUILDING DIMENSIONS AND ELEVATIONS PER PLANSBY PKA ARCHITECTURE 8/14/2024SITE PLAN AND GRADING, EROSION CONTROL ANDDRAINAGE PER PLANS BY TVLS 8/08/2024*CONTRACTORS TO VERIFY DIMENSIONS ANDELEVATIONS WITH FINAL CONSTRUCTIONDOCUMENTS PRIOR TO CONSTRUCTION. ANYDISCREPANCIES SHOULD BE CONVEYED TO OUROFFICE.10PROPOSED CONTOURPROP. SPOT ELEVATIONDIRECTION OF DRAINAGETOP/BOTTOM WALL ELEV.TOP AND BOTTOM STEPMATCH EXISTING ELEVSILTFENCE09-18-24 WETLAND BUFFER ADDED> 75 FEET FROM OHWA. HOUSE 3,938 SFB. DRIVEWAY 4,360 SFC. FRONT WALK 661 SFD. BACK PATIO 795 SFE. DECK 341 SFG. RETAINING WALLS OUTSIDE 75' 241 SFJ. WOOD STEPS 95 SFL. PILLARS 30 SFN. STEP/STEPPERS 88 SFO.REAR STOOP/STEPPERS 101 SFTOTAL IMPERVIOUS AREA 10650 SFLOT AREA > 75' 43125 SF% IMPERVIOUS COVERAGE (TO OHW) 24.7%< 75 FEET FROM OHWF. RETAINING WALLS WITHIN 75' 52 SFH. BOATHOUSE/CONCRETE 908 SFI. REAR CONCRETE STEPS/WALK 205 SFK. LIFT STATION 547 SFM. BOATHOUSE WALK/STOOP 80 SFTOTAL IMPERVIOUS <75 FEET 1792 SFLOT AREA TO OHW <75 46324 SF% IMPERVIOUS COVERAGE (TO OHW) 3.87%1611-18-24 REVS03-18-25 BOATHOUSE REVS21.82ft020000200000000XXXXXXXXXXXXXXXXXXXBoathouse STORAGEB100TILEGREAT ROOMB101TILEBATHB102PAVERSSCREEN PORCHB10317'-0 7/8"2'-7 1/4"2'-10 1/2"R.O.4'-8 5/8"2'-10 1/2"R.O.4'-0"23'-4"6'-11 3/4"6'-5"R.O.9'-11 1/4"2'-6 1/4"13'-0 1/2"R.O.1'-6 1/8"32'-7 7/8"14'-8"11"8'-6 1/2"XA-30015'-5 5/8"2'-10 3/8"9'-11 1/2"6'-1 1/2"XA-2002XA-2003XA-2001XA-2004XA-200580" X 32"6"DW30" REFAUTOMATED SCREENSIDE PULL SCREENAUTOMATEDSCREEN10 3/4"ZERO CLEARANCEENTRY SHOWERSHOWER NICHE1/4" PER FT1/4" PER FT1/4" PER FTSIDE PULL SCREENDURAVIT L-CUBEVANITY - 40"EXISTING ROOF LINE ABV[BLUE DASHES]EXISTING BOATHOUSEFOOTPRINT [ORANGEDASHES]XA-300213'-8 3/4"FURRED OUTPLUMBING WALL14'-8"11"10'-11"6"10'-11"6"23'-4"5 1/2"4 3/4"CORNER TO R.O.80" X 32"80" X 32"1 1/2"SCALE:1BOATHOUSE PLAN1/4"=1'-0"PLANTRUE2919 JAMES AVENUE SOUTH MINNEAPOLIS, MINNESOTA 55408612.353.4920 WWW.PKARCH.COMTHIS PAGE IS INTENDED TO PRINT IN COLOR ON18"x24" ARCH C SHEETS. IF THIS DRAWING ISPRINTED ON ANY OTHER SIZED SHEET OR INGREYSCALE, DRAWING SCALES MAY NOT BEACCURATELY REPRESENTED OR INFORMATIONMAY NOT BE PRESENTED AS INTENDEDREV #DESCRIPTIONVARIANCE DRAWINGS03/19/2025DATE1205TONKAWA RD.ORONO, MN 55391NOT FORCONSTRUCTION© 2025 PKA ARCHITECTUREFLOOR PLANXA-1003/19/2025 11:13:33 AM FLR-03PT-01PT-01EPDMSIDE PULL SCREENSSIDE PULL SCREENSEXISTING BOATHOUSEVOLUME PRIOR TOADJUSTMENT[ORANGE DASHES]LANDSCAPEDESIGN ANDGRADINGBY OTHERSEXISTING BOATHOUSEVOLUME AFTERADJUSTMENT[PURPLE DASHES]FLR-03PT-01BDFRM-01METAL DOORB.01B.02EPDM2'-8"6'-8"2'-8"6'-8"PT-01AUTOMATED SCREENSLANDSCAPEDESIGN ANDGRADINGBY OTHERSBDFRM-01FLR-03PT-01B.03EPDM12'-11"FRAME7'-4 1/2"FRAMEMETAL SHEETAT GRADE, TYPPT-01AUTOMATED SCREENSMTL-02EPDMB.056'-3 1/2"FRAME2'-1 1/4"FRAMEPT-01MTL-02B.04BDFRM-0113'-5 5/8"FRAME - POCKETINGFINISHED FLOOR100'-0" (933.5' ASL)FINISHED CELING107'-4 1/4"EXISTING GRADE931.6'± ASLT.O. ROOF108'-3 1/4"FINISHED FLOOR100'-0" (933.5' ASL)FINISHED CELING107'-4 1/4"EXISTING GRADE931.6'± ASLT.O. ROOF108'-3 1/4"FINISHED FLOOR100'-0" (933.5' ASL)FINISHED CELING107'-4 1/4"EXISTING GRADE931.6'± ASLT.O. ROOF108'-3 1/4"SCALE:1WEST ELEVATION 1/4"=1'-0"SCALE:2NORTH ELEVATION 1/4"=1'-0"SCALE:3EAST ELEVATION1/4"=1'-0"SCALE:4SOUTH ELEVATION 1/4"=1'-0"SCALE:5WEST ELEVATION - SCREEN PORCH1/4"=1'-0"2919 JAMES AVENUE SOUTH MINNEAPOLIS, MINNESOTA 55408612.353.4920 WWW.PKARCH.COMTHIS PAGE IS INTENDED TO PRINT IN COLOR ON18"x24" ARCH C SHEETS. IF THIS DRAWING ISPRINTED ON ANY OTHER SIZED SHEET OR INGREYSCALE, DRAWING SCALES MAY NOT BEACCURATELY REPRESENTED OR INFORMATIONMAY NOT BE PRESENTED AS INTENDEDREV #DESCRIPTIONVARIANCE DRAWINGS03/19/2025DATE1205TONKAWA RD.ORONO, MN 55391NOT FORCONSTRUCTION© 2025 PKA ARCHITECTUREELEVATIONSXA-2003/19/2025 11:14:50 AM NON-CONFORMING VOLUME PER MCWDADJUSTMENT [GRAY HATCH]CONFORMING VOLUME[PINK HATCH]LOWEST POINT OF EXIST. ROOFEXISTING BOATHOUSE VOLUMEAFTER ADJUSTMENT[PURPLE DASHES]EXISTING BOATHOUSE VOLUMEPRIOR TO ADJUSTMENT[ORANGE DASHES]1'-0"GRADING ADJUSTMENT PERMCWD LOWEST OPENINGNON-CONFORMING VOLUME PERMCWD ADJUSTMENT [GRAY HATCH]CONFORMING VOLUME[PINK HATCH]1'-0"GRADING ADJUSTMENT PERMCWD LOWEST OPENINGHIGHEST POINT OF EXIST.ROOFLOWEST POINT OF EXIST.ROOFEXISTING BOATHOUSE VOLUMEPRIOR TO MCWD ADJUSTMENT[ORANGE DASHES]EXISTING BOATHOUSE VOLUMEAFTER ADJUSTMENT[PURPLE DASHES]CONFORMING VOLUME[PINK HATCH]HIGHEST POINT OF EXIST.ROOFEXISTING BOATHOUSE VOLUMEAFTER ADJUSTMENT[PURPLE DASHES]EXISTING BOATHOUSE VOLUMEPRIOR TO ADJUSTMENT[ORANGE DASHES]1'-0"GRADING ADJUSTMENT PERMCWD LOWEST OPENINGNON-CONFORMING VOLUME PER MCWDADJUSTMENT [GRAY HATCH]CONFORMING VOLUME[PINK HATCH]LOWEST POINT OF EXIST. ROOFEXISTING BOATHOUSE VOLUMEAFTER ADJUSTMENT[PURPLE DASHES]EXISTING BOATHOUSE VOLUMEPRIOR TO ADJUSTMENT[ORANGE DASHES]1'-0"GRADING ADJUSTMENT PERMCWD LOWEST OPENINGSCALE:1WEST ELEVATION 1/4"=1'-0"SCALE:2NORTH ELEVATION 1/4"=1'-0"SCALE:3EAST ELEVATION1/4"=1'-0"SCALE:4SOUTH ELEVATION 1/4"=1'-0"2919 JAMES AVENUE SOUTH MINNEAPOLIS, MINNESOTA 55408612.353.4920 WWW.PKARCH.COMTHIS PAGE IS INTENDED TO PRINT IN COLOR ON18"x24" ARCH C SHEETS. IF THIS DRAWING ISPRINTED ON ANY OTHER SIZED SHEET OR INGREYSCALE, DRAWING SCALES MAY NOT BEACCURATELY REPRESENTED OR INFORMATIONMAY NOT BE PRESENTED AS INTENDEDREV #DESCRIPTIONVARIANCE DRAWINGS03/19/2025DATE1205TONKAWA RD.ORONO, MN 55391NOT FORCONSTRUCTION© 2025 PKA ARCHITECTUREDIAGRAMXA-200D3/19/2025 11:16:13 AM INTERIOR FLOOR ASSEMBLY - TYPx3/8" PORCELAIN TILExMORTAR SETTING BED (+/- 1/4")x1/2" SELF-LEVELING COMPOUNDx4" CONC. SLAB SEE STRUCT.x2" RIGID INSUL. (R-10)x10 MIL. POLY VAPOR BARRIER, OVERLAPPED & FULLY TAPED & SEALEDx4" COMPACTED GRANULAR BASE, (NO FINES)BATH / STORAGEFLAT ROOF ASSEMBLY OVER INTERIORx60 mil EPDM ROOFING MEMBRANEx1/2" HARDBOARD SLIP SHEETxXPS INSULATION, TAPERED FOR DRAINAGE (OUT)x3/4" SHEATHINGxROOF FRAMING PER STRUCTURALx1x STRAPPING ON UNDERSIDE OF JOISTSx7 1/2" SPF INSULATION BETWEEN JOISTSx1X6 T&G CEDAR - GRADE C OR BETTERTYPICAL DRAINAGE @ FOOTINGSxGEOTEXTILE WRAPPED AROUND RIVERROCKx3/4" Ø RIVER ROCK ENCASINGPERFORATED PIPExMORTAR CANT @ T.O. FOOTING SLOPINGAWAY FROM FNDTN WALLx4" DIAMETER PERFORATED PIPE, DRAINTO DAYLIGHT OR SUMPEXTERIOR WALL ASSEMBLYx1/2" 2STONE BOARDFORM VENEER PLANKx3/8" THIN SETxCEMENTITIOUS CRACK MEMBRANEx12" CEMENT BACKER BOARDx1x FURRINGxWRBx1/2" PLYWOOD SHEATHINGx2x6 STUDS @ 16" O.C.xMIN. 3 1/2" SPF INSULATION IN STUDCAVITY (ACTS AS VAPOR BARRIER)x5/8" GYP BDxFINISHED FLOOR100'-0" (933.5'ASL)T.O. ROOF DECK108'-3 1/4"FINISHED CEILING HT107'-4 1/4"T.O. FNDN99'-10 1/2"OHW PER SURVEY(929.7'ASL)TRT'D SILL PLATET.O FDTN FTG96'- 1 1/8" (928.6'ASL)FINISHED FLOOR100'-0" (933.5'ASL)T.O. ROOF DECK108'-3 1/4"FINISHED CEILING HT107'-4 1/4"FLAT ROOF ASSEMBLY OVER EXTERIORx60 mil EPDM ROOFING MEMBRANEx1/2" HARDBOARD SLIP SHEETxXPS INSULATION, TAPERED FOR DRAINAGE (OUT)x3/4" SHEATHINGxROOF FRAMING PER STRUCTURALx(1) LAYER COMMERCIAL TYVEK STAPLED TOUNDERSIDE OF JOISTS PRIOR TO SHEATHINGINSTALLATIONx1 X 6 T&G CEDAR - GRADE C OR BETTEREXTERIOR WALL ASSEMBLYx1/2" 2STONE BOARDFORM VENEER PLANKx3/8" THIN SETxCEMENTITIOUS CRACK MEMBRANEx12" CEMENT BACKER BOARDx1x FURRINGxWRBx1/2" PLYWOOD SHEATHINGx2x6 STUDS @ 16" O.C.xMIN. 3 1/2" SPF INSULATION IN STUD CAVITY(ACTS AS VAPOR BARRIER)x5/8" GYP BDSCREEN PORCHGREAT ROOMEXTERIOR FLOOR ASSEMBLY - TYPxPORCELAIN PAVERxMORTAR SETTING BED (+/- 1/4")x1/2" SELF-LEVELING COMPOUNDx4" CONC SLABINTERIOR FLOOR ASSEMBLY - TYPx3/8" PORCELAIN TILExMORTAR SETTING BED (+/- 1/4")x1/2" SELF-LEVELING COMPOUNDx4" CONC. SLAB SEE STRUCT.x2" RIGID INSUL. (R-10)x10 MIL. POLY VAPOR BARRIER, OVERLAPPED & FULLY TAPED & SEALEDx4" COMPACTED GRANULAR BASE, (NO FINES)T.O. FNDN99'-10 1/2"OHW PER SURVEY(929.7'ASL)FOUNDATION WALL - TYPxFOUNDATION DIMPLE BOARD TO 2" BELOW GRADExCAST IN PLACE CONCRETE WALL - SEE FDTN PLANx2" (R-10) RIGID INSUALTIONCENTOR S4 SIDEPULL SCREENHEADSTEEL BEAMAND BLOCKINGPERSTRUCTURALTRT'D SILL PLATET.O FDTN FTG96'-0"CENTOR S4 SIDEPULL SCREENSILL - INSTALLPER MANUF.BREAK METAL AT GRADESCALE:1E-W SECTION1/2"=1'-0"SCALE:2N-S SECTION1/2"=1'-0"2919 JAMES AVENUE SOUTH MINNEAPOLIS, MINNESOTA 55408612.353.4920 WWW.PKARCH.COMTHIS PAGE IS INTENDED TO PRINT IN COLOR ON18"x24" ARCH C SHEETS. IF THIS DRAWING ISPRINTED ON ANY OTHER SIZED SHEET OR INGREYSCALE, DRAWING SCALES MAY NOT BEACCURATELY REPRESENTED OR INFORMATIONMAY NOT BE PRESENTED AS INTENDEDREV #DESCRIPTIONVARIANCE DRAWINGS03/19/2025DATE1205TONKAWA RD.ORONO, MN 55391NOT FORCONSTRUCTION© 2025 PKA ARCHITECTURESECTIONSXA-3003/19/2025 11:17:08 AM 28'-1"15'-5"3'-10"4'-0"16'-2 1/2"±(VARIES)23'-10"±4'-0 1/2"±16'-10"2'-6"8"ENCLOSED STORAGE COVERED PORCH33'-0 1/2"SCALE:1EXISTING BOATHOUSE PLAN1/4"=1'-0"PLANTRUE2919 JAMES AVENUE SOUTH MINNEAPOLIS, MINNESOTA 55408612.353.4920 WWW.PKARCH.COMTHIS PAGE IS INTENDED TO PRINT IN COLOR ON18"x24" ARCH C SHEETS. IF THIS DRAWING ISPRINTED ON ANY OTHER SIZED SHEET OR INGREYSCALE, DRAWING SCALES MAY NOT BEACCURATELY REPRESENTED OR INFORMATIONMAY NOT BE PRESENTED AS INTENDEDREV #DESCRIPTIONVARIANCE DRAWINGS03/19/2025DATE1205TONKAWA RD.ORONO, MN 55391NOT FORCONSTRUCTION© 2025 PKA ARCHITECTUREEXIST. PLANAB-1013/19/2025 11:18:12 AM 9'-2"10'-7"1'-5"16'-10"16'-2 1/2"±9'-10 1/2" TO MIDPOINTOF SLOPESCALE:1WEST ELEVATION 1/4"=1'-0"SCALE:2NORTH ELEVATION 1/4"=1'-0"SCALE:3EAST ELEVATION1/4"=1'-0"SCALE:4SOUTH ELEVATION 1/4"=1'-0"2919 JAMES AVENUE SOUTH MINNEAPOLIS, MINNESOTA 55408612.353.4920 WWW.PKARCH.COMTHIS PAGE IS INTENDED TO PRINT IN COLOR ON18"x24" ARCH C SHEETS. IF THIS DRAWING ISPRINTED ON ANY OTHER SIZED SHEET OR INGREYSCALE, DRAWING SCALES MAY NOT BEACCURATELY REPRESENTED OR INFORMATIONMAY NOT BE PRESENTED AS INTENDEDREV #DESCRIPTIONVARIANCE DRAWINGS03/19/2025DATE1205TONKAWA RD.ORONO, MN 55391NOT FORCONSTRUCTION© 2025 PKA ARCHITECTUREEXIST. ELEVATIONSAB-2003/19/2025 11:19:26 AM