HomeMy WebLinkAbout18-3997 RehkampLarson (1300 Bracketts Pt Rd) Ex A Resol
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. ________________________
1
A RESOLUTION
APPROVING VARIANCES FROM
MUNICIPAL ZONING CODE
SECTION 78-1279
FILE NO. 18-3997
WHEREAS, on December 13, 2017, on behalf of the property owner, Ferndale
Properties LLC, Rehkamp Larson Architects (hereinafter the “Applicant”), applied for variances from
the City Code for the property addressed 1300 Bracketts Point Road and legally described as:
Lot 4, Rearrangement of Orono Point except that part of vacated Center Avenue as
said Center Avenue was dedicated to the public in the plat of Rearrangement of Orono
Point, lying northerly of a line drawn westerly perpendicular to the west line of said
Lot 4 from a point on said west line distant 182.29 feet northerly from the southwest
corner of said Lot 4, Hennepin County, Minnesota (hereinafter the “Property”);
WHEREAS, the Applicants have made application to the City of Orono for a
variance to Orono Municipal Zoning Code Section 78-1279 to allow modification of the roof within
the 75-foot lake setback; and
WHEREAS, the Applicants have made application to the City of Orono for a
variance to Orono Municipal Zoning Code Section 78-1279 to allow modification of the roof within
the average lakeshore setback; and
WHEREAS, on January 16, 2018, the Planning Commission opened a public
hearing and recommended approval of the variances; and
WHEREAS, on February 12, 2018, after published and mailed notice in accordance
with Minnesota Statutes and the City Code, the City Council continued the public hearing, at which
time all persons desiring to be heard concerning this application were given the opportunity to
speak thereon; and
WHEREAS, on February 12, 2018, 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:
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. ________________________
2
FINDINGS OF FACT:
1. This application was reviewed as Zoning File #18-3997. The analysis contained within
staff memos and the exhibits attached to the aforesaid memos, all minutes from the above
mentioned meetings, and any and all other materials distributed at these meetings are
hereby incorporated by reference.
2. The Property is located in the LR-1A One Family Lakeshore Residential Zoning District.
3. The Property contains 3.0 acres in area and has a defined lot width of 320 feet.
4. The Property is within Tier 1 and hardcover is limited to 25% according to the Stormwater
Quality Overlay District.
5. Applicant has applied for the following variances:
a. Lake Setback Variance
b. Average Lakeshore Setback Variance
6. 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:
1. “Variances shall only be permitted when they are in harmony with the general purposes
and intent of the ordinance . . . . The requested average lakeshore setback variance is in
harmony with the Ordinance as the most adjacent neighbors are situated so that their lake
views will not be impacted by the changes to the existing home. The additional mass of
the roof areas within the 75-foot lake setback 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. “Variances shall only be permitted . . . when the variances are consistent with the
comprehensive plan.” The variances resulting in a permit for construction of
modifications to the residence, without footprint expansions, within the setbacks in a
residential zone are consistent with the Comprehensive Plan. This criterion is met.
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. ________________________
3
3. “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 request to permit modification of the roof lakeward of the average lakeshore
setback and within the 75-foot lake setback appear to be reasonable as the owners
of the adjacent properties previously stated no objection to the plans; the mature
vegetation, topography, and home orientation separate the Property from the
adjacent neighbors. This criterion is met.
b. The plight of the landowner is due to circumstances unique to his property not created
by the landowner.
Based on the curvature of the shoreline, the Property, and therefore the subject
home, extends further into the lake than the neighboring properties. Also because of
the shoreline curvature, the home to the north is set back further from the lake than
the subject home resulting in the severe average lakeshore setback applied to the
Property. This criterion is met
c. The variance, if granted, will not alter the essential character of the locality.”
The requested variances will not result in the subject home being out of character
with the neighborhood; will not expand the footprint of the home; or result in
additional encroachment into the setbacks toward the lake. This criterion is met.
4. “Economic considerations alone do not constitute practical difficulties.” Economic
considerations have not been a factor in the variance approval determination.
5. “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
defined in Minn. Stat. § 216C.06, subd. 2, when in harmony with Orono City Code Chapter
78.” This condition is not applicable.
6. “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 the use for improvements to a residential
structure is an allowed use in the LR-1A Zoning District.
7. “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.
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. ________________________
4
8. “The special conditions applying to the structure or land in question are peculiar to such
property or immediately adjoining property.” The extreme curve of the shoreline results in
the average lakeshore setback line encumbering the Property. The proximity of the
existing home to the lake is an existing condition setback of the subject home and is
generally not in character with the immediate neighborhood. This criterion is met.
9. “The conditions do not apply generally to other land or structures in the district in which the
land is located.” The shoreline’s curve results in the extreme average lakeshore setback
which encumbers the Property. The proximity of the existing home to the lake is an existing
condition; the setback of the subject home is not in character with all of the homes the
immediate neighborhood. This criterion is met.
10. “The granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant.” Due to the location of the house and the applied
setbacks, no improvement which expand beyond the existing footprint and walls of the
existing home can be conducted without variances. This criterion is met.
11. “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; nor will it
be contrary to the intent of the Code.
12. “The granting of such variance will not merely serve as a convenience to the applicant, but
is necessary to alleviate demonstrable difficulty.” The shoreline, topography, and location
of the subject home as well as the adjacent homes create practical difficulties affecting the
Property; the variances are necessary and not merely serve as a convenience to the
owners. This criterion is met.
CONCLUSIONS, ORDER AND CONDITIONS:
Based upon one or more of the above findings, the Orono City Council hereby grants a
variance to Orono Municipal Zoning Code Section 78-1279 to allow modification of the roof within
the 75-foot lake setback; and a variance to Orono Municipal Zoning Code Section 78-1279 to
allow modification of the roof within the average lakeshore setback, subject to the following
conditions:
1. Council approval is based on the entire record, above Findings.
2. The approved project shall conform to the survey dated 02/17/2017 and building plans
dated 12/13/2017 submitted by the Applicants and annotated by City staff, attached to this
Resolution as Exhibits A & B.
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. ________________________
5
3. Any amendments to the plans which are not in conformity with City codes may require
further Planning Commission and City Council review.
4. Authorities granted by this resolution run with the Property not with the Applicants, but are
permissive only and must be exercised by obtaining a building permit for the new
construction and commencing construction of said project. A framing inspection must be
completed within one year of the date of Council approval, or the variance will expire on
that date (February 12, 2019).
5. 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 February, 2018.
ATTEST: CITY OF ORONO:
_______________________________ ________________________________
Anna Carlson, City Clerk Dennis Walsh, Mayor
The Halvorson Renovation - Variance PackageOrono, MinnesotaGENERAL NOTE:FULL SIZE SET: 24" X 36". SCALE AS NOTED.HALF SIZE SET: 11" X 17". SCALE IS 1/2 OF NOTED.Owner:George & Lorie Halvorson1300 Bracketts Point RoadOrono, MN 55391Architect:Rehkamp Larson Architects Inc.2732 West 43rd StreetMinneapolis, MN 55410t. 612.285.7275f. 612.285.7274Contacts:Jean Rehkamp Larson, AIAjean@rehkamplarson.comAmanda Kayamanda@rehkamplarson.comCONTACTSDRAWING INDEXDRAWING INDEXA00A02A13A14A20A21A22A23X20X21X22X23X91X92X93TITLE SHEETPROPOSED SITE DIAGRAMPROPOSED ROOF PLANPROPOSED GARAGE SECOND LEVELStructural Engineer:Bunkers & AssociatesStructural Engineers6687 Forest StreetFarmington, MN 55024t. 651.366.2853Contact:Eric Bunkersericb@bunkersandassociates.comBuilder:Welch Forsman6026 Pillsbury Avenue SMinneapolis, MN 55419t. 612.827.4455Contacts:Don Forsmandon@welchforsman.comPROPOSED EXTERIOR ELEVATIONSPROPOSED EXTERIOR ELEVATIONSPROPOSED EXTERIOR ELEVATIONSPROPOSED EXTERIOR ELEVATIONSEXISTING EXTERIOR ELEVATIONSEXISTING EXTERIOR ELEVATIONSEXISTING EXTERIOR ELEVATIONSEXISTING EXTERIOR ELEVATIONSEXTERIOR PHOTOSEXTERIOR PHOTOSEXTERIOR PHOTOSInteriors:Alecia Stevens Interiors510 Groveland Ave, No. 116Minneapolis, MN 55403t. 612.889.7188Contact:Alecia Stevensalecia@aleciastevens.comA00TITLE SHEETJKREHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTION
242'-0"NORTHWESTERN BELLTELEPHONE EASEMENTPER DOC. NO. 2297031& 5357598 (ITEM NO. 9)PRIVATE ROADEASEMENT BURDENINGSUBJECT PROPERTYPER DOC. NO. 5888651(ITEM NO. 10)30'-0"
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73'-3"54'-3"55'-3"75'-0"GARAGEELEV: 951.1'1300 BRACKETTSPOINT ROADFENCEDGARDENRIPRAPRIPRAPRIPRAPEDGE OFWATERDOCKEXISTINGSTONESTEPSSTONESTEPSSTONESINKTRELLISABOVE75' O.H.W. SETBACK
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T')CONC.STEPS259'-1"50'-0"GRAVELPADFOUNTAINEXIST. GRAVELDRIVEWAYEXISTINGASPHALTDRIVEWAYASPHALTDRIVEWAYASPHALTDRIVEWAYEXT'GSHEDSTONE RET.WALL & BENCHEXISTINGSTONERET. WALLCONCRETERET. WALLEXISTINGCONCRETERET. WALLEXT'G BRICKWALLPRIVATE ROADEASEMENT BURDENINGSUBJECT PROPERTYPER DOC. NO. 5888651(ITEM NO. 10)PRIVATE ROADEASEMENT BENEFITINGSUBJECT PROPERTYPER DOC. NO. 5888651(ITEM NO. 10)SETBACK
SETBACK SETBACKEXIST. LL WALK OUTELEV: 945.2'EXISTINGFLAT ROOFEXISTINGCONCRETERET. WALL1. PROPOSED GABLEROOF IN PLACE OFEXIST. FLAT ROOF2. PROPOSED GABLEROOF @ EXIST. HIPROOF ENDS. TO MATCHEXIST. ROOF SLOPE.3. PROPOSED RAISEDEXIST. OVERHANG4. PROPOSED SECONDLEVEL OVER GARAGEW/ GABLE ROOF (OVEREXIST. FLAT ROOF)NEW GRAVELTIRE PATHSEPARATELYPROPOSEDGARAGEELEV: 933' NEW GRAVELDRIVEWAYMEADOWGARAGE, DRIVEWAY & TIRE PATHSUBMITTED UNDER SEPARATEPERMIT NOV.2017 - NOT REQUIREDFOR REVIEW IN PROPOSEDVARIANCE PACKAGE. SHOWNHEREIN FOR REFERENCE ONLY.REQUISITE AREA IS INCLUDED INATTACHED HARDCOVERCALCULATIONS FORCONSISTENCY.ENTRYELEV: 951.1'NOTE:SHADED AREASDENOTE AREAS OFWORK. NO NEWWORK @ GROUNDLEVEL.EXISTINGFLAT ROOF145'-10"160'-9"A02SITE DIAGRAMSURVEYOR/ AK1SITE DIAGRAMScale: 1/16"= 1'-0" on 24x36 (1/32"= 1'-0" on 11x17)NorthREHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTION
PROPOSED GABLE ROOF INPLACE OF EXIST. FLAT ROOFNEW FLAT ROOF BELOWTO REPLACE EXISTING. RAISEOVERHANG ABOVE DOORWAY.SKYLIGHTEXT'G BRICKCHIMNEYUP 14"UP 14"EXT'G SKYLIGHT TOREMAIN- VFY CONDITIONUP 14"~2'-9"EXT'GMATCHMATCH NEW OVERHANGw/ EXISTING UPPERLEVEL OVERHANGNEW GRAY TPO SURFACEw/ GRAVEL/ ROCKAT ENTIRE FLAT ROOFEXISTINGROOF DECKBELOWREUSE EXISTING GUTTERSAT EAVE ENDS IF POSSIBLEPROPOSED GABLE ROOF @EXIST. HIP ROOF ENDS. TOMATCH EXISTING ROOF SLOPE.NEW GUTTERSAT ALL LOCATIONS~2'-9"EXT'GNOTE: INCREASE EXT'G SLOPEFOR BETTER DRAINAGE TOGUTTERS @ ALL FLAT ROOFSROOF OF ADDITION OVER EXISTINGFLAT GARAGE ROOF(ASPHALT SHINGLES)LINE OF NEW SECOND LEVEL EXTERIOR WALLLINE OF EXT'G GARAGE EXTERIOR WALLNEW GUTTERSAT ALL LOCATIONSNEW GUTTERSAT ALL LOCATIONSNEW GUTTERSNEW GUTTERSAT ALL LOCATIONSNEW GUTTERSAT ALL LOCATIONSMATCHMATCH NEW OVERHANGw/ EXISTING UPPERLEVEL OVERHANGNEW GRAY TPO SURFACEw/ GRAVEL/ ROCKAT ENTIRE FLAT ROOFNEW GRAY TPO SURFACEw/ GRAVEL/ ROCKAT ENTIRE FLAT ROOFNEW GRAY TPO SURFACEw/ GRAVEL/ ROCKAT ENTIRE FLAT ROOF(SEE A12.2 FOR SUNSETDECK LOCATION & INFO)NOTE: INCREASE EXT'G SLOPEFOR BETTER DRAINAGE TOGUTTERS @ ALL FLAT ROOFSMATCHGENERAL NOTES:1. SHADED AREAS DENOTE THEAREAS OF WORK UNDERCONSIDERATION FORVARIANCE.2. ALL ELEMENTS SHOWN AREEITHER NEW ROOF SHAPES(SLOPES UNCHANGED FROMEXISTING) OR ENCLOSEDSPACE ABOVE AN EXISTINGSPACE. THERE ARE NO NEWELEMENTS @ GROUND LEVEL.3. ADDITIONAL NOTESREFERENCING OTHERELEMENTS OUTSIDE OF THESHADED VARIANCE AREAS AREONLY INCLUDED TO PROVIDECONTEXT.1. PROPOSED GABLE ROOF INPLACE OF EXIST. FLAT ROOF2. PROPOSED GABLE ROOF @EXIST. HIP ROOF ENDS. TOMATCH EXIST. ROOF SLOPE.3. PROPOSED RAISED EXIST.OVERHANG4. PROPOSED SECOND LEVELOVER GARAGE W/ GABLE ROOF(OVER EXIST. FLAT ROOF)A13ROOF PLANAK1ROOF PLANScale: 1/4"= 1'-0" on 24x36 (1/8"= 1'-0" on 11x17)REHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTIONREHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTIONREHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTIONNorth
MAIN HOUSE REMODEL UNDERSEPARATE APPROVED PERMIT42x96CONFERENCETABLESUNSETTERRACEPAVILION205PAVILIONBAR204WOODNEW GUTTERS20'-0"GRAY TPO SURFACEAT FLAT ROOF w/GRAVEL/ ROCKMETAL RAILING- SEEELEVATIONSREFWOOD10"4'-778"6'-138"10"4'-778"10"4'-778"10"4"3'-0"5'-8"7"4'-778"412"4'-778"412"412"412"EQEQ10"4'-778"~12"R.O.R.O. R.O.R.O.R.O.R.O.R.O.4'-778"10"4'-778"10"412"412"412"EQEQR.O.R.O.25'-0"NOTE: NEW WALLS TO BESET IN FROM F.O. BRICKBELOW BY ~12", F.O.FASCIA BY ~16"1'-4"1'-4"NOTE: 2x8 or 2x10 WALLSAT PAVILION TO ALLOWFOR WINDOW COVERINGSSET IN DEEPER JAMBSIPE DECKING PANELSON PEDESTAL SYSTEMEXISTING FLAT ROOFA14UPPER LEVELGARAGE PLANAK1UPPER LEVEL GARAGE PLANScale: 1/4"= 1'-0" on 24x36 (1/8"= 1'-0" on 11x17)REHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTIONREHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTIONREHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTIONNorth
NEW ASPHALT SHINGLESNEW GUTTERS AT ALL LOCATIONSNEW GABLED ROOF ABOVE-OVERLAY GABLE FRAMINGOVER HIP STRUCTURE- SEESTRUCTURAL PLANS FOR INFOALL OTHER EXT'G BRICK PIERS& GRANITE WALLS TO REMAINEXT'G STONEBOULDER FOUNTAINNOTE: AT CONSERVATORY,REMOVE ALL EXT'G METALDETAILING @ WINDOWSNEW ASPHALT SHINGLESNEW GUTTERS TOMATCH EXISTINGNEW STUCCOWALL FINISHNEW CLAD WINDOWS AT ALLLOCATIONS UNLESS NOTEDOTHERWISECUT STONE TRIM AT MOSTWINDOWS & DOORSEXT'GEXT'G EXT'GEXT'G EXT'GNEW WOOD DOOR(NO GLASS)REMOVE EXT'G TRELLISBETWEEN ENTRY & GARAGEROOF. REMOVE EXT'G LOWLANDING WINDOWS ANDMOVE ENTRY CANOPY UPPAINTED WOODSURROUNDNEW GABLED ROOF OVER EXT'GSTRUCTURE. CONFIRM STRUCTURALINTEGRITY OF EXISTING ROOF ANDREPAIR/ REPLACE AS NEEDEDCUT BRICK PIER DOWN & CAPABOVE GRANITE PLINTHLINE OF EXISTINGROOF STRUCTURE122314'-1"14'-1"RAISE 1'-0"12243GENERAL NOTES:1. BUBBLED AREAS DENOTE THE AREAS OF WORK UNDER CONSIDERATION FOR VARIANCE.2. ALL ELEMENTS SHOWN ARE EITHER NEW ROOF SHAPES (SLOPES UNCHANGED FROM EXISTING) OR ENCLOSEDSPACE ABOVE AN EXISTING SPACE. THERE ARE NO NEW ELEMENTS @ GROUND LEVEL.3. ADDITIONAL NOTES REFERENCING OTHER ELEMENTS OUTSIDE OF THE SHADED VARIANCE AREAS ARE ONLYINCLUDED TO PROVIDE CONTEXT.AREAS OF WORK:1. PROPOSED GABLE ROOF IN PLACE OF EXISTING FLAT ROOF2. PROPOSED GABLE ROOF @ EXIST. HIP ROOF ENDS. TOMATCH EXIST. ROOF SLOPE.3. PROPOSED RAISED EXIST. OVERHANG4. PROPOSED SECOND LEVEL OVER GARAGE W/ GABLE ROOF(OVER EXIST. FLAT ROOF)A20EXTERIORELEVATIONSAKREHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTION1SOUTHWEST ELEVATION (OVERALL)Scale: 3/16"= 1'-0" on 24x36 (3/32"= 1'-0" on 11x17)2SOUTHWEST ELEVATION w/ CONSERVATORYScale: 1/4"= 1'-0" on 24x36 (1/8"= 1'-0" on 11x17)SEE A23 FOR GARAGE ELEVATIONS
EXT'GEXT'G EXT'G EXT'GEXT'G EXT'GEXT'G EXT'GNEW STONE STOOPTO REPLACE EXT'GNEW CLAD WINDOWS AT ALLLOCATIONS UNLESS NOTEDNEW ASPHALT SHINGLESCUT STONE TRIM AT MOSTWINDOWS & DOORSNOTE: AT CONSERVATORY,REMOVE ALL EXT'G METALDETAILING @ WINDOWSNEW GABLED ROOF TOREPLACE EXT'G HIPNEW GUTTERS ATALL LOCATIONSNEW ASPHALT SHINGLESEXT'G CONC.RETAINING WALLNEW STUCCOWALL FINISHNEW STUCCOWALL FINISHEXISTING PAINTEDBRICK TO REMAINREPLACE WINDOWS & DOORSIN EXT'G MASONRY OPENINGSNEW GABLED ROOF ABOVE-OVERLAY GABLE FRAMINGOVER HIP STRUCTURE- SEESTRUCTURAL PLANS FOR INFOCUSTOM DOOR TO MATCHEXT'G WINDOW HEADCUT BRICK PIER DOWN & CAPABOVE GRANITE PLINTHNEW GABLED ROOF OVER EXT'GSTRUCTURE. CONFIRM STRUCTURALINTEGRITY OF EXISTING ROOF ANDREPAIR/ REPLACE AS NEEDEDRAISE WINDOW HEADSAT THIS WALL OF LAKEFACADE ONLY (SEESTRUCT. FOR INFO)LINE OF EXISTING ROOF STRUCTURE22114'-1"14'-1"2214GENERAL NOTES:1. BUBBLED AREAS DENOTE THE AREAS OF WORK UNDER CONSIDERATION FOR VARIANCE.2. ALL ELEMENTS SHOWN ARE EITHER NEW ROOF SHAPES (SLOPES UNCHANGED FROM EXISTING) OR ENCLOSEDSPACE ABOVE AN EXISTING SPACE. THERE ARE NO NEW ELEMENTS @ GROUND LEVEL.3. ADDITIONAL NOTES REFERENCING OTHER ELEMENTS OUTSIDE OF THE SHADED VARIANCE AREAS ARE ONLYINCLUDED TO PROVIDE CONTEXT.AREAS OF WORK:1. PROPOSED GABLE ROOF IN PLACE OF EXISTING FLAT ROOF2. PROPOSED GABLE ROOF @ EXIST. HIP ROOF ENDS. TOMATCH EXIST. ROOF SLOPE.3. PROPOSED RAISED EXIST. OVERHANG4. PROPOSED SECOND LEVEL OVER GARAGE W/ GABLE ROOF(OVER EXIST. FLAT ROOF)A21EXTERIORELEVATIONSAKREHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTION1NORTHEAST ELEVATION (OVERALL)Scale: 3/16"= 1'-0" on 24x36 (3/32"= 1'-0" on 11x17)2NORTHEAST ELEVATION w/ CONSERVATORYScale: 1/4"= 1'-0" on 24x36 (1/8"= 1'-0" on 11x17)SEE A23 FOR GARAGE ELEVATIONS
NEW DOORS AT END WALL OFCONSERVATORY ONLY- ALLOTHERS TO REMAINNEW ASPHALT SHINGLESEXT'G BRICK PIERS& GRANITE WALLSTO REMAINNEW CLAD WINDOWS AT ALLLOCATIONS UNLESS NOTEDOTHERWISECUT STONE TRIM AT MOSTWINDOWS & DOORSNEW STUCCOWALL FINISHWOOD TRIM AT SOMEWINDOW LOCATIONS(NO STONE)EXT'G CONC. RETAININGWALL TO REMAINNEW STONE STOOPTO REPLACE EXT'G6'-8"NEW GABLED ROOF ABOVE-OVERLAY GABLE FRAMINGOVER HIP STRUCTURE- SEESTRUCTURAL PLANS FOR INFONEW GABLED ROOF- SEESTRUCTURAL PLANS FOR INFOEXT'G STONEBOULDER FOUNTAINNEW GUTTERS AT ALL LOCATIONSNEW GUTTERS ATALL LOCATIONSCUT BRICK PIERDOWN & CAP ABOVEGRANITE PLINTHLINE OF EXISTINGROOF STRUCTURE2315'-312"NEW STUCCOWALL FINISHNEW STUCCOWALL FINISHSECTION THROUGHEXISTING GARAGEREPLACE EXT'G WOODRAILING WITH NEW METALRALING TO MATCH OTHERSNEW ASPHALT SHINGLESEXISTING PAINTEDBRICK TO REMAINEXISTING PAINTEDBRICK TO REMAINEXT'G CONC.RETAINING WALLNEW GABLED ROOF TOREPLACE EXT'G HIP25'-312"GENERAL NOTES:1. BUBBLED AREAS DENOTE THE AREAS OF WORK UNDER CONSIDERATION FOR VARIANCE.2. ALL ELEMENTS SHOWN ARE EITHER NEW ROOF SHAPES (SLOPES UNCHANGED FROM EXISTING) OR ENCLOSEDSPACE ABOVE AN EXISTING SPACE. THERE ARE NO NEW ELEMENTS @ GROUND LEVEL.3. ADDITIONAL NOTES REFERENCING OTHER ELEMENTS OUTSIDE OF THE SHADED VARIANCE AREAS ARE ONLYINCLUDED TO PROVIDE CONTEXT.AREAS OF WORK:1. PROPOSED GABLE ROOF IN PLACE OF EXISTING FLAT ROOF2. PROPOSED GABLE ROOF @ EXIST. HIP ROOF ENDS. TOMATCH EXIST. ROOF SLOPE.3. PROPOSED RAISED EXIST. OVERHANG4. PROPOSED SECOND LEVEL OVER GARAGE W/ GABLE ROOF(OVER EXIST. FLAT ROOF)A22EXTERIORELEVATIONSAKREHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTION1SOUTHEAST ELEVATIONScale: 1/4"= 1'-0" on 24x36 (1/8"= 1'-0" on 11x17)2NORTHWEST ELEVATION (CUT THROUGH GARAGE)Scale: 1/4"= 1'-0" on 24x36 (1/8"= 1'-0" on 11x17)
NEW STUCCOWALL FINISHNEW STUCCOWALL FINISHEXISTING PAINTEDBRICK TO REMAINNEW ASPHALT SHINGLESNEW GUTTERS TOMATCH REST OF HOUSENEW CLAD WINDOW& DOOR UNITS w/ WOODTRIM AT PAVILIONROOF DECK w/ CUSTOMMETAL RAILING BEYONDAT SUNSET TERRACETPO W/ GRAVEL, VFY4NEW ASPHALT SHINGLESNEW GUTTERS TOMATCH REST OF HOUSENEW CLAD WINDOW& DOOR UNITS w/ WOODTRIM AT PAVILIONEXISTING BRICKTO REMAIN~7'-0" (EXT'G)CUSTOM WOOD GARAGEDOORS- STYLE TBD(PROVIDE ALLOWANCE)ROOF DECK w/ CUSTOMMETAL RAILING ATSUNSET TERRACE49'-4"(EXISTING)14'-0"EXISTING PAINTED BRICKWING WALL TO REMAINSECTIONTHROUGHNEW LINKFOR REFERENCENEW CLAD WINDOW& DOOR UNITS w/ WOODTRIM AT PAVILIONROOF DECK w/ CUSTOMMETAL RAILING BEYONDAT SUNSET TERRACENEW ASPHALT SHINGLESNEW GUTTERS TOMATCH REST OF HOUSESTUCCOWALL FINISH49'-9"12'-0"(EXISTING)4'-3"NEW ASPHALT SHINGLESNEW CLAD WINDOW& DOOR UNITS w/ WOODTRIM AT PAVILIONEXISTING PAINTEDBRICK TO REMAINNEW GUTTERS TOMATCH REST OF HOUSE414'-0"12'-0"(EXISTING)GENERAL NOTES:1. BUBBLED AREAS DENOTE THE AREAS OF WORK UNDER CONSIDERATION FOR VARIANCE.2. ALL ELEMENTS SHOWN ARE EITHER NEW ROOF SHAPES (SLOPES UNCHANGED FROM EXISTING) OR ENCLOSEDSPACE ABOVE AN EXISTING SPACE. THERE ARE NO NEW ELEMENTS @ GROUND LEVEL.3. ADDITIONAL NOTES REFERENCING OTHER ELEMENTS OUTSIDE OF THE SHADED VARIANCE AREAS ARE ONLYINCLUDED TO PROVIDE CONTEXT.AREAS OF WORK:1. PROPOSED GABLE ROOF IN PLACE OF EXISTING FLAT ROOF2. PROPOSED GABLE ROOF @ EXIST. HIP ROOF ENDS. TOMATCH EXIST. ROOF SLOPE.3. PROPOSED RAISED EXIST. OVERHANG4. PROPOSED SECOND LEVEL OVER GARAGE W/ GABLE ROOF(OVER EXIST. FLAT ROOF)A23EXTERIORELEVATIONSAKREHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTION1WEST GARAGE ELEVATIONScale: 1/4"= 1'-0" on 24x36 (1/8"= 1'-0" on 11x17)2SOUTH GARAGE ELEVATIONScale: 1/4"= 1'-0" on 24x36 (1/8"= 1'-0" on 11x17)3EAST GARAGE ELEVATIONScale: 1/4"= 1'-0" on 24x36 (1/8"= 1'-0" on 11x17)4NORTH GARAGE ELEVATIONScale: 1/4"= 1'-0" on 24x36 (1/8"= 1'-0" on 11x17)
X91EXTERIORPHOTOSJKREHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTION4VIEW OF HOUSE FROM SIDE YARDScale: No scale3VIEW OF HOUSE FROM SIDE YARDScale: No scale2VIEW OF ENTRY CANOPYScale: No scale1VIEW OF HOUSE FROM DRIVEWAYScale: No scale
X92EXTERIOR PHOTOSJKREHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTION4VIEW OF GARAGE SIDE FROM YARD BELOWScale: No scale3VIEW OF GARAGE REARScale: No scale2VIEW FROM LAKE / STEPSScale: No scale1VIEW FROM LAKESIDE YARDScale: No scale
X93EXTERIOR PHOTOSJKREHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTION2VIEW OF GARAGE SIDE FROM ENTRYScale: No scale1VIEW OF GARAGE FRONTScale: No scale
X20EXISTINGELEVATIONSAKREHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTION1EXISTING SOUTHWEST ELEVATION (OVERALL)Scale: 3/16"= 1'-0" on 24x36 (3/32"= 1'-0" on 11x17)2EXISTING SOUTHWEST ELEVATION w/ CONSERVATORYScale: 1/4"= 1'-0" on 24x36 (1/8"= 1'-0" on 11x17)SEE SHEET X23 FORGARAGE ELEVATIONS
X21EXISTINGELEVATIONSAKREHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTION1EXISTING NORTHEAST (LAKE) ELEVATION- OVERALLScale: 3/16"= 1'-0" on 24x36 (3/32"= 1'-0" on 11x17)2EXISTING NORTHEAST ELEVATION w/ CONSERVATORYScale: 1/4"= 1'-0" on 24x36 (1/8"= 1'-0" on 11x17)SEE SHEET X23 FORGARAGE ELEVATIONS
X22EXISTINGELEVATIONSAKREHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTION1EXISTING SOUTHEAST ELEVATIONScale: 3/16"= 1'-0" on 24x36 (3/32"= 1'-0" on 11x17)2EXISTING NORTHWEST ELEVATIONScale: 1/4"= 1'-0" on 24x36 (1/8"= 1'-0" on 11x17)
X23EXISTINGELEVATIONSAKREHKAMP LARSON ARCHITECTS INC.2732 West 43rd Street, Mpls, MN 55410Tel. 612-285-7275 Fax. 612-285-7274DRAWN BY:ISSUE DATE:PROJECT PHASE:PROJECT NUMBER:Halvorson Renovation1300 Bracketts Point RoadOrono, Minnesota 55391December 13, 2017VARIANCE17-00412/13/2017 - VARIANCE PACKAGE - NOT FOR CONSTRUCTION2EXISTING WEST GARAGE ELEVATIONScale: 3/16"= 1'-0" on 24x36 (3/32"= 1'-0" on 11x17)3EXISTING NORTH GARAGE ELEVATIONScale: 1/4"= 1'-0" on 24x36 (1/8"= 1'-0" on 11x17)1EXISTING EAST (LAKE) GARAGE ELEVATIONScale: 3/16"= 1'-0" on 24x36 (3/32"= 1'-0" on 11x17)