Correspondence - 2401 Black Lake Road - 5/28/2021NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
December 12, 2013
Mr. Paul Fadell
2401 Black Lake Road
Spring Park, MN 55384
RE: Spring Park — 2401 Black Lake Road Variance Application
FILE NO: 175.01
Dear Mr. Fadell:
The City of Spring Park has received your development application for a shoreland
variance request for a garage at 2401 Black Lake Road. In accordance with Minnesota
Statutes 15.99, we have reviewed your application and found the submission
information to be incomplete. The following information is required for a complete
application and to initiate the City's review process:
Lot Survey. The site plan that you provided is a lot survey that details the
following:
a. Lot Lines. Hennepin County property information indicated that the
property at 2401 Black Lake Road has a different lot configuration than
shown on your site plan. The County map suggests that there is a
separate lot remnant along the west side of your property that has been
included in your site plan.
Jb. The survey must identify the boundaries of the utility easement over the
storm sewer running through your lot.
plc. The survey must show topography that illustrates the ordinary high water
level of Lake Minnetonka, Black Bay.
2. Grading Plan. Your site plan indicates that the retaining wall would raise the
garage to street level. This will require a grading and drainage plan that
includes:
Lin
a. Site topographic contours that illustrate both existing contours and
proposed contours showing garage floor elevations and driveway
elevations, and their relationship to the house, street and lake.
b. Fill quantities for raising the garage.
f �- �� fy�=�-
Paul Fadell
Variance Application
December 12, 2013
Page 2
C. Site drainage patterns and stormwater treatment that is proposed after
construction. We need to have details on site restoration, replacement of [�
ground cover, grass areas, and details ors=the-drainageabuffers.
d. Erosion and sediment control methods that will be used during
construction and site restoration. x%
e. Hard cover calculations before and after construction.
3. Building Details.
a. Building elevations for the garages that demonstrate how it will match the
home in architecture, exterior materials and color. V
b. Details on the deck construction. Is the deck and the area beneath hard
surface or a pervious surface? V
C. How will you access the home from the garage? p�e
Understanding the history of this property and past denial of variance requests, staff
presented your application to the Spring Park Planning Commission for discussion and
direction. They raised issues pertaining to past requests, site access, building
appearance, driveway length, raising the garage to match the street, and driveway
slope. The information listed above is necessary to respond to Planning Commission
questions and concerns. Due to the site's history pertaining to variance, if you would
like to meet with City staff to discuss the needed plans before moving ahead with this
application, we are available.
Without the submission of the information listed in this letter, your application is
incomplete and will not be processed. Please contact City Hall and inform us if you
wish to proceed and the timing for delivering the additional information.
Sincerely,
NORTHWEST ASSOCIATED CONSULTANTS, INC.
Alan Brixius, AICP
Principal
c: Dan Tolsma, Wendy Lewin, Nancy Beck
EXISTING
HOUSE
HARDCOVER
EXISTING
HOUSE
= 865
SHEDS
= 115
DRIVE =
1100
TOTAL
= 2080
SF
SF
SF/30.0%
LOT LINE PER ADJACENT
PROPER Y DESCRIPTION
SURVEY IS SUBJECT TO \�
CHANGE PER TITrE—OR : �`8`325 31
EASEMENT INFORMA TION\- 10`
co
40
IN
1
247W
` O
�h
0
S 87°2 A 1 W
BENCHMARK -
TN HYD
ELEV = 944.8
U
Q
p
0 20 40 60
SCALE IN FEET
�a9y5 = EXISTING SPOT ELEVATION.
X(998.0) = PROPOSED SPOT ELEVATION
= DIRECTION SURFACE DRAINAGE
COH = CANTILEVERED OVERHANG
OHL = OVERHEAD UTILITY LINE
GFE = GARAGE FLOOR ELEVATION
TFE = TOP OF FOUNDATION ELEVATION
LIFE = LOWEST FLOOR ELEVATION
DESCRIPTION:
LOTS 6 THRU 8, AND SOUTH 1/2 OF LOT 5,
EXCEPT THAT PART OF LOT 8, DESC. AS BEGINNING
AT THE SE' LY CORNER OF SAID LOT 8, THENCE ON
AN ASSUMED BEARING OF N 81 31' 24"W ALONG
SLY LINE OF SAID LOT 8 A DIST OF 53.94 FT
THENCE N 14 13' 35"W A DIST OF 5.40 FT,
THENCE S 75 46' 25"E A DIST OF 53.67 FT
TO PT OF BEGINNING, ROSE LAWN MINNETONKA,
HENNEPIN COUNTY, MN
ADDRESS - 2401 BLACK LAKE ROAD
PID# = 18-117-23-43-0185
LOT AREA = 6933 SF/ 0.16 AC
X 30% = 2080 SF HC ALLOWED
DUE TO SNOW COVER SOME SURFACE
STRUCTURES ARE SHOWN APPROXIMATE
SURVEY IS SUBJECT TO CHANGE PER
TITLE OR EASEMENT INFORMATION
VERIFY ALL DIMENSIONS AND
ELEVATIONS WITH HOUSE PLANS
VERIFY ALL SETBACKS WITH CITY
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Wendy Lewin
From: Wendy Lewin
Sent: Tuesday, December 10, 2013 1:58 PM
To: 'Alan Brixius'
Subject: New Variance Application for 2401 Black Lake Rd
Attachments: SKMBT_C36013121012050.pdf; SKMBT_C36013121012060.pdf
Hi Al. Please see attached application and proposed plans for building a garage to the 2401 Black Lake Rd property. This
variance has been attempted in the past (2003?) and failed. Property owner, Paul Fadell, has tried to sell the property
for four years and recently had a sale that fell apart five days before closing due to misleading statements made to buyer
from the real estate agent about the ease of getting a variance approval for a garage. Fadell is trying once again to get
approval for a garage. Fadell has previously come up against the council's argument that he should have built a tuck
under garage to begin with instead of coming back after -the -fact. Fadell is going to argue "Practical Difficulty" due to
the slope of the lot prohibiting a tuck under garage as a vehicle would never be able to drive down into the garage nor
make it back up to the road.
Fadell is also in contact with the Minnehaha Creek Watershed District in order to present his plan of a natural buffer
zone to filter runoff into the lake in exchange for the encroachment into the sacred 50 foot lakeshore setback. Fadell is
looking for any advice to bolster his request. He has been told to have prepared photographs, topographicals,
surrounding properties, anything that can plead his case. If you can think of anything he could do, he would appreciate
any feedback.
The plan is to bring this to Planning Commission on January 8th, 2014 (public hearing) and to the council on January 20,
2014. Please let me know if this application is acceptable and I'll record the date to begin the 60 day rule timing.
Wendy Lewin, City Clerk
City of Spring Park
4349 Warren Avenue
Spring Park, MN 55384
952-471-9051
wlewin@ci.spring-park.mn.us
Hennepin County Property Interactive Map
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http://gis.co.hennepin.mn.us/property/map/default.aspx?pid=1811723430185 12/ 10/2013
EXAMPLES OF RESIDENTIAL LOT CONFIGURATIONS IN SPRING PARK
KEY: Front Setback (30ft) = Yellow dashed line
White Dashed Line = OHWL Setback (50')
Setback lines are approximate and for illustrative purposes only
Source: Hennepin County GIS
Rear Setback (1 Oft) = Orange dashed line
White text = Lot Area in Square Feet Yellow text = Lot width
EXHIBIT B