ST. LOUIS COUNTY, MN
PLANNING AND ZONING DEPARTMENT
Government Services Center
Government Services Center
320 West 2nd Street, Suite 301
201 South 3rd Avenue West
Duluth, MN 55802
Virginia, MN 55792
(218) 471-7103
(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.
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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
300-0400-00230
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.
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Enter Applicant Information
Landowner
Dennis & Cheri Yecke
139 Belle Meade Drive
Searcy
AZ
72143
(612)554-2722
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Mailing Address Information.
This address can default from the address you selected. If the values defaulted are not correct, please enter the correct information.
Dennis & Cheri Yecke
139 Belle Meade Drive
Searcy
AZ
72143
cyecke@gmail.com
Site Information
If there is no site address, the application will be forwarded to 911/Communications to assign one.
Yes
2425 West Cabin Circle
Makinen MN
No
US Forest Service
US Forest Service
MN DNR, Area Hydrologist
MN DNR, Area Hydrologist
MN DNR Land and Minerals
MN DNR Land and Minerals
St. Louis County - Duluth
St. Louis County - Duluth
Government Services Center
320 West 2nd Street, Suite 301
St. Louis County - Virginia
St. Louis County - Virginia
Do you have written authorization from the leased property owner?
If Yes, you must attach written authorization form.
How is the property accessed?
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.2
Does this project include plumbing or pressurized water in proposed structure?Yes
If Yes, please explain:The main cabin will be well water and plumbing
Is this project connected to a municipal or sanitary district system?No
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.Variance 1- Distant of New Cabin to the Lake: Due t the poor condition of the existing cabin (built in 1960) and related safety issues (attachments A-B), we propose moving the cabin (we'll call it the "old cabin") from it's existing location (51' away from the lake) to a new location (100' from the lake), where it will be converted into a replica of a one-room school house for the benefit of local children (Attachment C). As a result, we are requesting permission to build a new cabin on the location where the old cabin was located, which is 51' from the lake (Attachment D).
Variance 2 - Size of new cabin: The old cabin is very small, measuring 24' wide and 16' deep for a total of only 384 sq. ft. We are able to increase the size by 400 square feet with out a variance (38+400=784), but we are respectfully asking that we be allowed an additional 80 square feet, making the total footprint of the new cabin 864 square feet (36'x24'). We intend to live in the new cabin full time from May through September every year.
Describe the intended/planned use of the property.New Cabin: This will become our retirement house where we will spend 5-6 months per year. We wish to build it large enough to be able to add bedrooms upstairs once we transition from septic holding tank to a leach field within the next 3 - 5 years. The size of the old cabin is quite small (384 square feet), and adding the allowable 400 square feet making it only 784 square feet. We are respectfully requesting an additional 80 square feet to meet our needs.
Old Cabin: Our desire is to gut the structure and turn into a replica of a one-room school house (Attachment C) that would serve as an educational resource for the local community. Local children would be able to see what a prairie school house was like, as well as learn about the light of the Monarch Butterfly (Attachment E). The school house would be a non-profit, no charge educational resource available to the local community.
Describe the current use of your property.The cabin has been vacant for around ten years.
Describe other alternatives, if any.1. Repair Old Cabin: To make the cabin inhabitable in its current location, we would have to do multiple things: (a) move the cabin, (b) remove the tree that is leaning toward the cabin, (c) remove the roots that are impacting the foundation, (d) remove the existing block foundation, (e) install a slab, (f) move the old cabin back to its original location, (g) repair and expand cabin. Moving this structure twice is not going to be good for it, as it is old and in less than favorable condition. We respectfully request that we be allowed to move it only once, 100' from the lake and to use its old site as the location of the new cabin.
2. Demolish Old Cabin: While the cabin itself is old and in fair condition, it seems wasteful to demolish it. It could be used for storage, but we'd rather use it for the benefit of the community as our little school house.
3. Build Elsewhere on Lot: The natural beauty of the lot will be marred by building elsewhere, as too much brush and too many trees would have to be removed to make this happen. Our lot is shallow, so the farther we go from the lake the closer we are to the road, which would take away from the natural look of the lake side of West Cabin Lake.
If approved, how will the proposed use, with the variance, fit into the character of the neighborhood/area?If approved, the character of the neighborhood will be enhanced since fewer trees would have to be removed, more of the natural setting will be preserved, and the location of the new cabin would be in harmony with those nearby. The cabins on the two lots to our left are 37' and 26' away fro the lake and the others nearby are similarly close, and the land to our right is state land hat has no buildings (Attachment F).
Describe how neighboring properties and the use of those properties will be impacted by the proposed use with the variance.The impact of the variance will be positive on all neighboring properties. Regarding the distance from the lake, the new cabin will be roughly in line with neighboring cabins at 51' from the lake. Furthermore, the granting of the variance will help to preserve the natural setting of the area since, by building on the current site, fewer trees and less brush would have to be removed (as opposed to building 100' from shore). And by building a new cabin on the site of the old one, we will have room from the old cabin to become an educational resource for the community.
Describe how negative impact to the local environment and landscape will be avoided.If we allowed to build 51' from the lake, as opposed to 100', fewer trees and less brush will be removed. Additionally, the lot has a small space that will accommodate the old cabin with little impact by turning the cabin 90 degrees (Attachment D).
Describe the expected benefits of a variance to use of this property.1. Moving and repurposing the old cabin will allow its use to benefit the community.
2. A new cabin in place of the old cabin will be far more energy efficient, with efficient windows and in-slab heat.
3. Building on the site of the old cabin (51' from lake) will place the new cabin within the alignment of the neighboring cabins.
4. A new cabin will help to enhance the property values of the whole area.
Include additional comments that will clarify your request for the Planning and Community Development staff members and the Board of Adjustment.To summarize our requests:
1. Move old cabin (footprint=384 square feet) to new site 100' from shore. Place on a new block foundation. Renovate to become a one-room school house and educational resource for the community.
2. Build a new cabin (footprint=864 square feet) on site of old cabin (51' from shore).
We are committed to being good neighbors and active members of our new community on Whiteface Reservoir.
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?
Who performed the construction or repair work?--
Was a survey of your property boundaries obtained?--
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.
I have read and agree to the statement above.
