Application 25-001921: Record Inquiry

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Planning and Zoning: Land Use

Inquiry Results

ST. LOUIS COUNTY, MN
PLANNING AND ZONING DEPARTMENT

Duluth

Virginia

Government Services Center

320 West 2nd Street, Suite 301

201 South 3rd Avenue West

Duluth, MN 55802

Virginia, MN 55792

(218) 471-7103

VARIANCE REQUEST PERMIT APPLICATION

Your Contact Information.
If the information is not correct, you may need to update your contact information using the 'Maintain Contact Information' option once you have filled out this application.

First Name: Field is required.

Jason

Middle Name:--

Last Name: Field is required.

MacDonald

Address Line 1: Field is required.

6627 Spring Grove Ct NE

Address Line 2:--

City:

Cedar Rapids

State/Province: Field is required.

Postal Code: Field is required.

52411

Business Phone: Field is required.

3202909415

Mobile Phone:3202909415

Home Phone:--

Fax:--

Email Address: Field is recommended.

jasonmacdonald007@gmail.com

Preferred Contact Method: Field is required.

Any

General - This application is used to apply for a Land Use Permit. Applicants will need to attach the appropriate worksheet(s) in order to process. Incomplete applications will be returned. Note that the 'clock' does not begin until after payment has been processed for the application. For more information, see our website at: www.stlouiscountymn.gov/BuildingStructures

Enter the Primary PIN and Associated PIN (if applicable) of the property to be reviewed.
PIN is found on your Property Tax Statement. For example, 123-1234-12345. Primary PIN: Parcel where Structure/SSTS are located. Associated PIN: Additional and/or adjacent property that you own or that is related to the project.
County Land Explorer: https://www.stlouiscountymn.gov/explorer
Property Lookup: http://apps.stlouiscountymn.gov/auditor/parcelInfo2005Iframe

Primary PIN Field is required.

300-0400-00060

Associated PINs

Is this application being submitted for a Rehearing?
If this application is being submitted because a previous Variance Permit application was denied or disapproved, please select Yes.

Enter Applicant Information

I am a:

Landowner

Applicant Name: Field is required.

Jason MacDonald

Address Line 1: Field is required.

6627 Spring Grove Ct NE

Address Line 2:--

City:

Cedar Rapids

State:

Zip:

52411

Primary Phone: Field is required.

3202909415

Cell Phone:3202909415

Fax:--

Email:jasonmacdonald007@gmail.com

Contact Person Name: Field is recommended.

Contact Person Phone: Field is recommended.

Mailing Address Information.
This address can default from the address you selected. If the values defaulted are not correct, please enter the correct information.

Same as Applicant address?Yes

Name:

Jason MacDonald

Address:

6627 Spring Grove Ct NE

City:

Cedar Rapids

State/Province: Field is required.

Zip:

52411

Primary Phone:--

Cell Phone:3202909415

Fax:--

Email:

jasonmacdonald007@gmail.com

Site Information
If there is no site address, the application will be forwarded to 911/Communications to assign one.

Is there a site address for this property? Field is required.

Yes

Site Address:2371 W Cabin Circle Makinen, MN 55763

Is this leased property?No

Leased From?--

US Forest Service

Superior National Forest

8901 Grand Avenue Place

Duluth, MN 55808

MN Power

Shore Land Traditions

30 West Superior Street

Duluth, MN 55802

MN DNR, Area Hydrologist

7979 Highway 37

Eveleth, MN 55734

MN DNR Land and Minerals

1201 East Highway 2

Grand Rapids, MN 55744

St. Louis County - Duluth

Government Services Center

320 West 2nd Street, Suite 301

Duluth, MN 55802

(218) 725-5000

St. Louis County - Virginia

Land and Minerals

7820 Highway 135

Virginia, MN 55792

(218) 749-7103

Do you have written authorization from the leased property owner?
If Yes, you must attach written authorization form.

How is the property accessed?

Public Road

Private Road

Easement

Water

Other

Enter Project Information.
If you answered 'Yes' to any of the questions below, it is required that you submit a copy of a septic permit to construct or certificate of compliance approval or municipal/sanitary district approval when applying for a land use permit.

Is this project on a parcel less than 2.5 acres?

Yes

Is this project within 300 feet of a stream/river or 1,000 feet of a lake?

Yes

Is this project adding a bedroom?
Include home, garage, and accessory dwelling.

Yes

Total # of bedrooms on property after project completion.

Does this project include plumbing or pressurized water in proposed structure?

Yes

If Yes, please explain:

Well and plumbing

Is this project connected to a municipal or sanitary district system?

VARIANCE REQUEST WORKSHEET

A variance allows the use of property in a manner otherwise forbidden by a zoning ordinance by varying one or more of the performance standards such as lot size, setbacks, etc. Variances from official zoning controls are defined under Minnesota Statutes 394.27 and require the landowner to prove that the property could not otherwise be used or enjoyed in the proposed way by complying with ordinance requirements and that there will be no negative impact on surrounding properties.
It is advisable that you discuss your request with Planning and Community Development staff prior to submitting the application. Approval or denial of your request is dependent on the justification you provide in answering the questions on this application. For more information, please check our website at: www.stlouiscountymn.gov/VarianceRequired

VARIANCE REQUEST INFORMATION

Complete this form along with the Land Use Permit Application

What kind of variance request is this?
If this is a Variance After the Fact, you must answer additional questions below.

Variance Request

Describe what you are varying from and the situation that makes it difficult to comply with county ordinances.
If your proposal includes a structure, please also list the length, width and height of the structure.

I am requesting a variance to allow development on a non-conforming lot that does not meet the minimum ½ acre size requirement per county ordinance. My property is a single parcel totaling less than 1 acre that is bisected by a public road, creating two non-conforming portions. The back portion (non-lakeside) measures approximately 0.36 acres with frontage of 100 feet and rear dimensions of 97 feet. The situation that makes compliance difficult is the physical configuration of the property. The road bisection was not of my creation and existed prior to my ownership. The lakeside portion contains an existing 600 square foot seasonal cabin and septic system, leaving insufficient buildable area for an additional year-round structure while maintaining required shoreline setbacks, septic system setbacks, and replacement area requirements. The back portion across the road, while undersized per ordinance, provides the only practical location for a heated, insulated garage with primary living space that would meet all required 20-foot side setbacks and provide adequate separation from the existing septic system.

Describe the intended/planned use of the property.

The intended use is to construct a two-story structure measuring 44 feet long by 32 feet wide (1,408 square foot foundation footprint) on the the property. The ground level will serve as a heated, insulated two-car garage providing year-round storage for vehicles and equipment. The second story will contain accessory living quarters including one bedroom, 1.5 bathrooms, and a kitchen area, totaling approximately 2,816 square feet of combined living and garage space across both floors. The structure will not exceed the 35-foot height requirement and will be fully serviced with electricity, water, and an approved septic system. This two-story design efficiently maximizes usable space while maintaining proper setbacks from all property boundaries. The development will allow for better year-round use and enjoyment of the property while maintaining the character of the lakeside cabin and preserving views and access to the lake.

Describe the current use of your property.

Currently, the property contains a 600 square foot seasonal cabin located on the lakeside portion. The cabin has limited amenities suitable primarily for seasonal recreational use. The back portion of the property (across the road) remains undeveloped. The property is used for personal recreational purposes, with primary access and focus on the lakeside portion for waterfront activities. The lack of adequate heated storage and year-round living facilities limits the practical use and enjoyment of the property, particularly during Minnesota's winter months. The lot we are requesting to develop is overgrown and wooded.

Describe other alternatives, if any.

Alternative 1 - Build on lakeside portion: This option was rejected because the lakeside lot already contains the existing cabin and septic system. Adding a structure with a 1,408 square foot footprint would violate shoreline setback requirements, compromise the existing septic system and required replacement area, create excessive lot coverage, and diminish the open character and lake views that are essential to the property's recreational value. Alternative 2 - Replace existing cabin with larger structure: This would require demolition of a functional seasonal cabin and would still face the same shoreline setback and septic system constraints. It would also eliminate the option to have both seasonal and year-round living options on the property. Alternative 3 - Build smaller structure on back lot without variance: A structure small enough to avoid variance requirements would not adequately serve the practical needs for vehicle storage and comfortable living space, making this option functionally inadequate. The proposed location on the back portion is the only reasonable alternative that allows development without impacting shoreline setbacks, preserves the existing cabin and lake access, provides adequate separation from septic systems, and meets all setback requirements from property boundaries.

If approved, how will the proposed use, with the variance, fit into the character of the neighborhood/area?

The proposed use will fit seamlessly into the character of the neighborhood. Multiple neighboring properties in the immediate area have completed similar projects—constructing garage structures with primary living quarters on non-conforming lots or in similar configurations. These precedents demonstrate that such development is consistent with established neighborhood character and represents a reasonable use pattern that has been accepted by the community and county. The proposed 834 square foot structure is modest in scale, will be architecturally compatible with surrounding properties, and will be positioned to meet all required 20-foot side setbacks. The structure will be properly screened with landscaping, will not obstruct views from neighboring properties, and will maintain the residential recreational character of the area. The development will actually enhance the neighborhood by replacing undeveloped land with a well-maintained, attractive structure that matches the quality and character of surrounding improved properties.

Describe how neighboring properties and the use of those properties will be impacted by the proposed use with the variance.

Neighboring properties will experience no negative impacts from this variance. The proposed structure will: • Maintain adequate setbacks: The structure will meet all required 20-foot side setbacks from property lines, ensuring adequate spacing from adjacent properties. • Preserve privacy: The building placement and design will not create sightline issues or diminish privacy for neighbors. • No increase in density: This development does not create a separate dwelling unit for rental or sale; it remains part of a single-family recreational property use. • Consistent with area precedent: Similar garage/living space combinations exist on neighboring properties, demonstrating community acceptance of this use pattern. • Proper infrastructure: The structure will have approved septic, water, and electrical systems that meet or exceed county standards, preventing any environmental impact on neighboring wells or septic systems. • Enhanced property values: A well-constructed, maintained structure typically stabilizes or enhances neighboring property values by demonstrating active stewardship and investment in the area. The variance addresses only the lot size technicality created by the road bisection; the actual physical impacts of the development are minimal and fully consistent with neighborhood standards

Describe how negative impact to the local environment and landscape will be avoided.

Negative environmental and landscape impacts will be avoided through multiple measures: Septic System Compliance: An appropriately sized septic system and drainfield will be designed and installed per county and state requirements, with adequate separation from property lines, wells, and the lake to prevent groundwater contamination. Stormwater Management: The site will be graded to direct stormwater runoff away from neighboring properties and toward appropriate drainage areas. Impervious surface coverage will remain reasonable relative to lot size. Erosion Control: During construction, erosion control measures (silt fencing, seeding, mulching) will be implemented to prevent sediment runoff. Vegetation Preservation: Existing vegetation will be preserved where possible to maintain natural screening, prevent erosion, and protect wildlife habitat. Additional landscaping will be added as needed for screening and aesthetic purposes. Efficient Footprint: The two-story design (44' x 32' footprint) minimizes ground disturbance by building vertically rather than horizontally, preserving more open space and natural vegetation on the lot. No Wetland Impact: The building site avoids any wetland areas, drainage corridors, or environmentally sensitive features. Distance from Lake: Because the structure is located on the back portion across the road, it is well-separated from the lakeshore, eliminating any direct impact on shoreline vegetation, water quality, or aquatic habitat. The variance itself creates no environmental impact; it simply recognizes the practical reality of developing a property configuration created by road placement.

Describe the expected benefits of a variance to use of this property.

Practical Use of Property: The variance allows reasonable development of a property that is technically non-conforming due to road placement beyond the owner's control. Without the variance, a significant portion of the property (the back lot) remains unusable despite having adequate physical dimensions for appropriate development. Year-Round Functionality: The proposed structure will enable year-round use of the property with proper heated storage, modern amenities, and comfortable living space that complements the seasonal cabin. Protection of Shoreline: By allowing development on the back portion, the variance actually protects the shoreline area from overdevelopment, excessive lot coverage, and encroachment on setbacks that might otherwise occur if all development were forced onto the lakeside portion. Economic Benefit: The development represents significant investment in the property, generating construction activity, employment, and increased property tax revenue for the county. Alignment with Precedent: The variance recognizes established neighborhood patterns where similar developments have been approved and successfully integrated. Flexibility for Future Use: The structure provides options for aging in place, multi-generational use, or transitioning from seasonal to year-round occupancy without requiring major changes to the lakeside cabin or shoreline environment.

Include additional comments that will clarify your request for the Planning and Community Development staff members and the Board of Adjustment.

Technical, Not Physical, Variance: This variance addresses a technical lot size requirement created by road bisection of a single parcel. The physical aspects comply with all standards—the back lot (100' x 97', 0.36 acres) adequately accommodates the proposed structure (44' x 32' footprint) with all required 10-foot setbacks. No Self-Created Hardship: The road bisection and non-conforming lot configuration existed prior to my ownership. This pre-existing condition creates practical difficulty in reasonable property use. Established Precedent: Multiple neighboring properties have successfully developed similar garage/accessory dwelling combinations, demonstrating this variance is consistent with accepted land use patterns in the area. Appropriate Design: The two-story design (44' x 32', under 35' height) efficiently uses vertical space to minimize footprint while providing necessary functionality, preserving more open space and reducing environmental impact. Full Compliance: All other aspects meet county ordinances: 10-foot side setbacks from all property lines Maximum 35-foot height restriction Septic system requirements Stormwater management standards Public Interest Served: This variance allows reasonable use of legally created property, protects shoreline from overdevelopment, recognizes historic road placement realities, maintains neighborhood character, and generates property tax revenue. Minnesota Statute 394.27 Criteria Met: Reasonable use impossible without variance Need arises from unique property circumstances (road bisection) Will not alter locality's essential character Physical property configuration creates genuine hardship Difficulty is not self-created I respectfully request favorable consideration of this variance to allow reasonable development consistent with neighborhood precedent and protective of environmental resources.

IF YOU ARE RESPONDING TO A PERMIT VIOLATION, PLEASE ANSWER THESE ADDITIONAL QUESTIONS

Describe your reasons county zoning ordinance requirements were not followed.

Describe your effort to comply with the ordinance and to obtain a land use permit and/or other required permits.

Describe any substantial investments, construction and/or repairs made to the property before you discovered you needed a variance.

If there was construction or repair, on what date did it begin? What date did it end?

Start Date--

End Date--

Who performed the construction or repair work?

Was a survey of your property boundaries obtained?

Yes

Prior to the construction or repair work, did you speak with anyone from the Planning and Community Development Department?

By submitting this application, I certify and agree that I am the owner or the authorized agent of the owner of the above property, and that all uses will conform to the provisions of St. Louis County. I further certify and agree that I will comply with all conditions imposed in connection with the approval of the application. Applicants may be required to submit additional property descriptions, property surveys, site plans, building plans, and other information before the application is accepted or approved. Intentional or unintentional falsification of this application or any attachments thereto will make the application, any approval of the application and any result invalid. I authorize St. Louis County staff to inspect the property to review the application and for compliance inspections. Furthermore, by submitting this application, I release St. Louis County and its employees from any and all liability and claims for damages to person or property in any manner or form that may arise from the approval of the application or any related plans, the issuance of any resulting permit or the subsequent location, construction, alteration, repair, extension, operation or maintenance of the subject matter of the application.
If your name, contact information or email address have changed, you should update your contact information in the portal by selecting 'Maintain Contact Information' at the top of this page.

Submitted By:Jason MacDonald

Address:6627 Spring Grove Ct NE

City:Cedar Rapids

State:IA

Postal Code:52411

Email Address:jasonmacdonald007@gmail.com

I have read and agree to the statement above.

I agree

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ST. LOUIS COUNTY, MNPLANNING AND ZONING DEPARTMENT

VARIANCE REQUEST PERMIT APPLICATION

ST. LOUIS COUNTY, MN
PLANNING AND ZONING DEPARTMENT