Loading...
HomeMy WebLinkAbout2020-04-27 PACKET 06.1.STAFF REPORT CASE: V2020-014 ITEM: 6.1 PUBLIC MEETING DATE: 4/27/20 TENTATIVE COUNCIL REVIEW DATE: 5/20/20 APPLICATION APPLICANT: Mark and Kate Hoelscher REQUEST: A variance accessory structure to requirements for location, maximum size, height, and architectural materials to allow a 40 -foot by 60 -foot accessory structure to be constructed in front of the principal structure. SITE DATA LOCATION: ZONING: GUIDED LAND USE: 7903 113th Street South R-3, Single Family Residential Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Rural Residential Low Density Residential EAST: Rural Residential Low Density Residential SOUTH: Rural Residential Low Density Residential WEST: Rural Residential Low Density Residential SIZE: Accessory Structure = 2,400 square feet DENSITY: N/A RECOMMENDATION Approval, based on the findings of fact and subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION � here Pride and Prosperity Meet Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; jburbank(d)_cottagegrovemn.gov Application Accepted:. 2/3/20 & 3/26/20 60 -Day Review Deadline: 4/3/20 & 5/25/20 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Hoelscher Accessory Structure Variance Requests Planning Case No. V2020-014 April 27, 2020 Proposal Mark and Kate Hoelscher are requesting the following variances for the construction of an acces- sory structure on their property located at 7903 113th Street South: 1. A variance to allow an accessory structure to be located closer to the front property line than the principal structure on a residential property less than five acres in size, 2. A variance to allow an accessory structure to exceed the maximum allowable size, 3. A variance to allow an accessory structure to exceed the height of the principal structure, and 4. A variance from the exterior material standards. Site Ortho Photo Review Schedule The first application was received on February 3, 2020. The first application was deemed complete on February 3, 2020. The 60 -day application review expires on April 3, 2020. The 120 -day review extension date is June 2, 2020. Hoelscher Accessory Structure Variance Requests Planning Staff Report — V2020-014 April 27, 2020 Page 2 of 13 The second application was received on March 26, 2020. The second application was deemed complete on March 26, 2020. The 60 -day application review expires on May 25, 2020. The 120 -day review extension date is July 24, 2020. Background Information Comprehensive Plan — Future Land Use Designation The Future Land Use Map in the City's 2040 Comprehensive Plan identifies this property to be guided as Low Density Residential. The proposed accessory use is consistent with that desig- nation. Zoning This parcel is currently zoned R-3, Single Family Residential; accessory structures up to 1,000 square feet are permitted in this zoning district. Existing Site Conditions The property is in close proximity to the Mississippi River and is located within the Mississippi River Critical Area Corridor (Critical Area). The property consists of 4.1 acres and includes signif- icant screening along 113th Street. The southern half of the property (rear yard) consists of a steep bluff. The property is currently on private well and septic; however, water service will be extended to this neighborhood in 2020 and 2021. Metro Urban Service Area (MUSA) This report references the Metropolitan Urban Service Area (MUSA). The following is an excerpt provided by the Metropolitan Council: The MUSA was established to ensure that regional services and facilities, such as sewers and major highways, are provided and planned. The Metropolitan Council oversees provi- sion of these services to metro -area communities under the authority of the Metropolitan Land Planning Act in state law. The MUSA is not a growth boundary. Rather, the goal is to synchronize urban growth with the provision of infrastructure needed to accommodate growth. As developing communities grow and plan for growth they often request "MUSA expansions," so that regional infra- structure is available to support their anticipated development. The City of Cottage Grove contains areas within the MUSA and areas outside the MUSA. As a result, the zoning ordinance utilizes the MUSA to differentiate requirements depending on whether a property is located within the MUSA or outside the MUSA. City Code Title 11-3-3, which outlines requirements for Accessory Structures, includes language that refers to the MUSA line (to be discussed later). The requested variances are required as a result of the recent adjustment of the MUSA line to include the subject property's neighborhood as part of the 3M settlement process and extension of watermain service. Hoelscher Accessory Structure Variance Requests Planning Staff Report — V2020-014 April 27, 2020 Page 3 of 13 Review 1. Variance to allow an accessory structure to be located closer to the front property line than the principal structure The applicants are proposing to locate the proposed accessory structure in the front yard (see location detail below). Section 11-3-3(C) Table 3 of the zoning ordinance requires all accessory structures to be located behind the principal structure for all properties under five acres in size. The buildable area of the rear yard is currently occupied by the septic system for the home. In addition, the southern two-thirds of the property are occupied by a steep bluff which, per ordi- nance, requires a 100 -foot setback for all structures. As a result, the septic system and the bluff prevent the applicant from locating the proposed accessory structure behind the home. Finally, the side yards do not contain enough space between the existing home and the property lines to locate the proposed accessory structure and meet setbacks. As a result, the applicants are requesting a variance to allow an accessory structure in the front yard. __.. -------------20 -- I 20 g M T. I v I I , I j I I � I 10 4 _ 2s 40.0(} — I 9 I I rnC� I I I ��� of fwrr I I I I I I I I I Location Detail The applicants are proposing to locate the accessory structure 100 feet from the street (front) and 30 feet from the east property line. As such, the proposed location exceeds the minimum front yard setback for principal structures by a considerable distance. Code requires a minimum set- back for principal structures of 30 feet in the R-3 District. As a side note, if the property was five acres in size, the ordinance would allow the proposed accessory structure to locate in the front yard since the proposed location meets the front yard setback for principal structures. As stated, the property is 4.1 acres, thus a variance is required to locate the structure in the front of the home. The proposed accessory structure meets the required minimum side yard setback of 6 feet. Hoelscher Accessory Structure Variance Requests Planning Staff Report — V2020-014 April 27, 2020 Page 4 of 13 In addition, as depicted below, the property consists of significant screening adjacent to 113th Street South (approximately 90 feet of screening), mostly in the form of pine trees. The existing trees provide excellent screening from the street per the photos below. Screening Depiction View Looking East Hoelscher Accessory Structure Variance Requests Planning Staff Report — V2020-014 April 27, 2020 Page 5 of 13 View Looking West Finally, as shown in the aerial below, a significant number of residential properties in the sur- rounding area consist of accessory structures located in front of the principal structure (properties with red dots), primarily due to the fact that many of the homes in the neighborhood are located toward the rear of the yard to take advantage of views of the river. As such, the proposal to locate an accessory structure in the front yard is not uncommon for the neighborhood. n� WT 171.1 Y } T { Map Detail of Accessory Structures Located in the Front Yard Hoelscher Accessory Structure Variance Requests Planning Staff Report — V2020-014 April 27, 2020 Page 6 of 13 2. Variance from the maximum allowable size The applicants are proposing a 40 -foot by 60 -foot, 2,400 square foot accessory structure. Section 11-3-3(D) Table 2 of the zoning ordinance limits the maximum size of accessory structures to 1,000 square feet in the R-3 District. However, the ordinance includes an exception that allows accessory structures as large as 2,500 square feet for properties located outside the Metropolitan Urban Service Area (MUSA). Upon purchasing the property in 2016, the applicants inquired about sizing for the construction of an accessory structure, which was an important component to pur- chasing the property. Based on the MUSA line at that time, the subject property was located outside the MUSA line and therefore they were told that they would be allowed to build a structure as large as 2,500 square feet. Based on this information, the applicants opted to purchase the property with the intent of constructing the proposed structure at a future date. The MUSA line has since been adjusted by Met Council per request of the City to extend the watermain resulting in the subject property now being located within the MUSA. Therefore, strict adherence to the ordinance now limits the size of an accessory structure for the property to 1,000 square feet or smaller. As a result, the applicants are requesting a variance to exceed the maximum size allowed for an accessory structure, specially a variance of 1,400 square feet. As shown in the aerial below, a significant number of residential properties in the surrounding area consist of accessory structures over 1,000 square feet in size. As such, the proposal to allow an accessory structure larger than 1,000 square feet is not uncommon for the neighborhood. Map Detail of Accessory Structures Exceeding 1,000 Square Feet Hoelscher Accessory Structure Variance Requests Planning Staff Report — V2020-014 April 27, 2020 Page 7 of 13 3. Variance from the maximum height requirement The applicants are proposing a height of 16 feet for the accessory structure. Section 11-3-3(D) Table 4 of the zoning ordinance states that accessory structures may not exceed the height of the principal structure and may not exceed 18 feet in height. The existing home on the subject prop- erty is a single -story house with an overall height of 14 feet. Staff inquired as to whether the height of the proposed accessory structure can be reduced to meet the height requirement. However, based on the proposed size of the accessory structure and required roof slope for snow load, limiting the height of the structure to 14 feet is not feasible according to the applicant's contractor. As a result, the applicants are requesting a variance to exceed the height of the principal structure, specifically requesting a variance of two feet. As shown in the aerial below, a number of residential properties in the surrounding area consist of accessory structures that exceed the height of the principal structure. As such, the proposal to allow an accessory structure taller than the principal structure is not uncommon for the neighbor- hood. Map Detail of Accessory Structures Exceeding the Height of the Principal Structure 4. Variance from the exterior material standards The applicants are proposing a metal clad pole building (see elevations below). Section 11-3-3(A) Table 1 of the zoning ordinance requires that accessory structures located in the R-3 District be constructed with similar design, material, and color of the principal structure. Similar to the size requirement exception, the ordinance includes an exception pertaining to exterior materials for properties located outside the MUSA, specifically by allowing metal siding. Again, upon purchase of the property, the applicants were told that they could construct a metal siding buiding based on the MUSA line at the time. Hoelscher Accessory Structure Variance Requests Planning Staff Report — V2020-014 April 27, 2020 Page 8 of 13 As a result, the applicants are requesting a variance to vary from the exterior material standards by allowing a metal roof and metal sheathing for siding. Elevation Views Building Elevations Regarding the requirement to match the material of the house, the existing home's exterior finish is comprised of stucco. As such, staff is recommending a condition of approval that the proposed metal sheeting for the proposed accessory structure matches the color of the existing home. The color shall be approved through the building permit process. In reviewing other accessory structures in the neighborhood, there are three existing accessory structures comprised of metal exterior materials in the surrounding area, two of which are located on properties under five acres in size and one of which is in the front yard. As such, the requested exterior materials are not uncommon for the neighborhood. Hoelscher Accessory Structure Variance Requests Planning Staff Report — V2020-014 April 27, 2020 Page 9 of 13 r 5 May y"A'!: t?%hs' tl 71 ow & �k., b rt, i 4g; f'. W' ur. i Ir. . x. :. � •.._ _ � - qtr v: rr :9 Map detail of Accessory Structures with Metal Exteriors Planning Considerations Traffic/Access The proposed use will not increase traffic in the neighborhood, nor will it modify the existing ac- cess location with the public right-of-way. Access to the proposed accessory structure will be provided off the existing driveway within the property. Surface Water Management The proposed use is below the threshold of additional impervious surface that would require ad- ditional stormwater management improvements. However, whenever large impervious structures are added to the landscape, the impacts on surface water drainage must be assessed. For the proposed project, the City Engineering department reviewed the site and found no concerns re- lated to drainage as the area in which the proposed accessory structure is located is flat. Tree Preservation No trees are proposed to be removed as a component of the request. Hoelscher Accessory Structure Variance Requests Planning Staff Report — V2020-014 April 27, 2020 Page 10 of 13 Water Line Extension As previously mentioned, the precipice for expanding the MUSA to the subject property's neigh- borhood, was a result of extending the city watermain to the neighborhood. The watermain exten- sion will be occurring in 2020 and 2021. The proposed water line connection for the subject property will be located adjacent to the west the property line as shown below. Therefore, the proposed water line connection will not impact the proposed accessory structure. Water Line Detail Existing Sheds The property currently contains two existing sheds, one in the rear yard (160 square feet) and one adjacent to the west side of the home (100 square feet). Section 11-3-3(B) Table 2 allows one accessory structure per property in the R-3 District (proposed structure). However, in addition, the code allows a second accessory structure if under 160 square feet in size. As a result, the appli- cants are proposing to maintain the existing shed in the rear yard and remove the existing shed adjacent to the west side of the home. �. r C<lwil a r.of an M" Yf'M Proposed Lo<at ion Water Line Detail Existing Sheds The property currently contains two existing sheds, one in the rear yard (160 square feet) and one adjacent to the west side of the home (100 square feet). Section 11-3-3(B) Table 2 allows one accessory structure per property in the R-3 District (proposed structure). However, in addition, the code allows a second accessory structure if under 160 square feet in size. As a result, the appli- cants are proposing to maintain the existing shed in the rear yard and remove the existing shed adjacent to the west side of the home. Hoelscher Accessory Structure Variance Requests Planning Staff Report — V2020-014 April 27, 2020 Page 11 of 13 Ordinance Criteria With any variance request, the Planning Commission and City Council must look to the zoning ordinance for guidance and direction. Title 11-2-7: Variances, states that: A. Authority And Purpose: The council may grant variances from the strict application of the provisions of this title and impose conditions and safeguards in the variances so granted in cases where there are practical diffi- culties or particular hardships in the way of carrying out the strict letter of the regulations of this title. D. Consideration By Planning Commission; Recommendation: Before authorization of any variances, the request therefor shall be referred to the planning commission, and for its recommendation to the city council for the granting of such variance from the strict application of the provisions of this title so as to relieve such practical difficulties to the degree considered reasonable without impairing the intent and purpose of this title and the comprehensive plan. The planning commission shall recommend such conditions related to the variance, regarding the location, character and other features of the proposed building, structure or use, as it may deem advisable. The planning commission shall make its recommendation within sixty (60) days after the request is referred to it, unless the applicant requests, in writing, that an extension of time for review be granted by the planning commission. The planning commission may recommend a variance from the strict application of the provision of this title, if they find that: 1. The variance is in harmony with the purposes and intent of this title. 2. The variance is consistent with the comprehensive plan. 3. The proposal puts the property to a reasonable use. 4. There are unique circumstances to the property not created by the landowner. 5. That the conditions upon which an application for a variance is based are unique to the parcel of land for which the variance is sought and are not applicable, generally, to other property within the same zoning classification. 6. That the purpose of the variance is not based exclusively upon a financial hardship. 7. That the granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. 8. That the proposed variance will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety. The applicant's response to the ordinance criteria is attached. The City's Technical Review Com- mittee reviewed the requests based on the ordinance criteria and supported the variance requests based on the findings below. Public Hearing Notices The public hearing notice was published in The Bulletin and mailed to the 21 property owners who are within 500 feet of the property on April 15, 2020. Findings The findings of fact for a favorable recommendation of the location and size variance requests that were considered during the review were identified as follows: A. Locating an accessory structure along the side or rear of the principal structure faces obstacles and conflicts with mature trees, septic areas, steep slopes, and required setbacks from the bluff line. B. The property does not meet the required five -acre minimum to allow structures in the front of the principal structure, but it is a lot that is over four acres in size. Hoelscher Accessory Structure Variance Requests Planning Staff Report — V2020-014 April 27, 2020 Page 12 of 13 C. The proposed structure setback from the front property line (street) is 100 feet; therefore, the structure exceeds the minimum front yard setback of 30 feet for the principal structure. D. The proposed structure setback from the eastern property line (side property line) is 30 feet; therefore, the structure exceeds the minimum side yard setback of six feet. E. The proposed size of 2,400 square feet for the proposed accessory structure is not incon- sistent with the size of other detached accessory structures in the surrounding area. F. The proposed accessory structure being taller than the principal structure is consistent with the size of other detached accessory structures in the surrounding area. G. The lot, including areas between the proposed structure and the street and the closest adjacent property, is densely vegetated. H. There is existing vegetation between the proposed location and the public right-of-way that provides ample screening to the north and east and will reduce any potential negative impacts to the neighborhood. I. The applicant was not aware of the MUSA line adjustment and resulting rule changes when they began their variance application preparation process in 2019, making the situation beyond the control of the property owners. J. The applicant is proposing to utilize the property in a reasonable manner by constructing an accessory structure on a large, single-family residential property. K. The property consists of unique circumstances not created by the property owners. Recommendation If the listed findings of fact in favor of granting a variance are found to be accurate and reliable, the Planning Commission should recommend that the City Council take the four actions below for the property located at 7903 113th Street (Parcel #32-027-21-14-0018), subject to the conditions of approval listed below. 1. Approve a variance to allow an accessory structure to be located closer to the front property line than the principal structure on a residential property less than five acres in size, 2. Approve a variance to allow an accessory structure to exceed the maximum allowable size of 1,000 square feet, specifically to allow an accessory structure sized at 2,400 square feet, 3. Approve a variance to allow an accessory structure to exceed the height of the principal structure by two feet, and 4. Approve a variance to allow an accessory structure to vary from the exterior material requirements. Hoelscher Accessory Structure Variance Requests Planning Staff Report — V2020-014 April 27, 2020 Page 13 of 13 Conditions of Approval: 1. The location of the detached accessory structure shall be per the submitted site plan included in the April 27, 2020, planning staff report. 2. The maximum size of the detached accessory structure shall be 2,400 square feet. 3. The proposed exterior metal sheeting for the proposed accessory structure shall match the color of the principal structure. 4. All applicable permits (i.e.; building, electrical, grading, mechanical) must be completed, sub- mitted, and approved by the City prior to the commencement of any construction activities. 5. No expansion of the accessory structure will be permitted without additional review before the City Council and general public. 6. The use of the accessory structure for any contractor operation, use, storage, staging, or any other similar use is prohibited. 7. The conversion of the structure into habitable living space is prohibited. 8. The existing metal shed directly adjacent to the west side of the home shall be removed once the proposed accessory structure is built. Prepared by: John M Burbank, AICP Senior Planner Attachments: Proposed Site Plan Building Elevations Applicant's Response to the Variance Ordinance Criteria STTF_ PLAN FOR Mark Hoelscher PROPERTYADDRE.SS Cottage 2Grove, MN 55106 sza DESCRIPTTOA'.. Ronge 0 a/geo2 Wo4M11ng1one Co n1y,M1 Minnesota. descrlbednas follows, to—wll: Beginning of a paint on iM1e narih line of mid SE 1/4 of the NE 1/4 4f0 feet West from the — North line of so id SE 1/4e of the NE 1/1 e150 1/4 of S"tlon 32, --hip 23 N, Range 21 West Woshinglan County. Mi nnemio. Described as lallow- ta— H Beginning at a oint an the North Iln soid S 1/2 04 Iher f 536.4 eet en e Ea Pst P wh. eche North e 150 feet: Th.... h5outh p aWIth sa ld East 11 1, to 11,N1l Ih r ht o f the C B &e n ay li 03Roi1way y15. f 'hence e West on sold NortM1 li e of right o w255 1 'he_ h e h Im. of el M1 sai Ih, NE e 1/41M1 lh WelM1e sal 101 Soloes2n552f10 lell the PNofth fight ao way Ilne of the C B & Q Rahway Ne East on sold right o way Ilne 185 feet; 7h.... rite Prue with said EautfI1,, 1065 - 1. - ece 15 1. Ihl lP g,t f legln nas an Noub]ect eto lhee rlghts of the Vlllage road onothe North std, and e ept iM1e C B & o Roil way Company Alm o 25 foot wa mens be ng the South 25 feel of the Wesl 185 1/2 a eet/ai 32ND n p 23 N, a Range 21 West NllNng 5outh of the C Be &WOs,lght o way. su bf,`M1 to a 6 foot road ent o th, North slde f, ACCardthg to Uni- Shotes Government Sunreyeihermf. Suhi—i io 10Ddee Eo--nl and 25' Wolk Eosemenf. — _T -F- oo --- li Q e r U oa ,F- _-----'e6' o I ------- --- ---- - ------------------------------------------------ ------------------------- _------- "____ T — c _ � N00�19'4411 v LOAING CA LCL: LA TIONS s -°f1°1 anal°-,c5n s Ks(Pnnoroi mis �Cwre) hIll L�l 1-11111 Ill LEGEND VO TCS �Isro14�e r Pr Noll set v,n��l oawm. wam nglon ceamv vtss I°°r Elegy. eo2.ss 0 l 2/3/2020 Design #: 315552332502 Store: HUTCHINSON Post Frame EN — 9 Elevation Views Post Frame Building Estimate Date: Feb 3, 2020 10:44:37 AM ',t�ps.ilmidwest.menards.com/postframe-web/index.do#/summary/2/1/55355/3155?designld=315552332502 215 11AM1'4k Cottage e Community Development Department Planning Division Grove 12800 Ravine Parkway South Telephone: 651-458-2827 Cottage Grove, MN 55016 Fax: 651-458-2897 Eas e www.cottaaearovemn.gov E -Mail: lanninaacottaqearovemn.gov VARIANCE APPLICATION — RESPONSE TO ORDINANCE CRITERIA 1. The variance is in harmony with the purposes and intent of this title. Please circle: Yes 2. The variance is consistent with the comprehensive plan. Please circle: Yes Laj No 3. The proposal puts the property to a reasonable use. Please explain. ;r�ryry ✓r, ! P a t„ :tS Gt 3koP ?ter PClSeAq/ k>. No RECEIVED FEB - 3 2020 CITY OF COTTAGE GROVE 4. There are unique circumstances to the property not created by the landowner. Please identify these circumstances. jr ' vinC prye4,y b. pr,,des w erdr�rih�je �r ne�ySlorlru di �rwie�yt �=ie1� �C sPPi is IhnkS � ,<ious< ce"4107 Jerded �. The conditions upon which an application for a variance is based are unique to the parcel of land for which the variance is sought and are not applicable, generally to other property within the same zoning classifications. Please list the conditions that are unique. / //! qy �/ A-44o,1k �Ve dm'm-, �4& 5e/ i[ {LL4) Off Ll0.f`2Ut �1 rIS (G15 �I4 1 jP GGf �r el�y� l e �tv7�e �s 'atit . T+ rKns 4-Woy4 Awsg 4 44e h(octe w, R4 Fie eka J� o� i tq {�, p fyy,s� fir/ ©" "e C'asi- "S o 4v -$- b. The purpose of the variance is not based exclusively upon a financial hardship. Please circle: Yes L_U No %. The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. Please circle: Yes [M No 8. The proposed variance will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety. Please identify any potential impact the requested variance may have. Applicant Name: M cir k 140d 5c 4r Case #: _ C:r�ite Community Development Department Planning Division (iCttaj 12800 Ravine Parkway South Telephone: 651-458-2827 vi- Cottage Grove, MN 55016 Fax: 651-458-2897 11115".1.prideat+e wv.+w.cottaae rg ovemn.gov E -Mail: planning(a)cottagegrovemn.gov VARIANCE APPLICATION — RESPONSE TO ORDINANCE CRITERIA iey find that your application meets the Odin . P rltle M indings: 1. The variance is in harmony with the purposes and intent of this title. Please circle: Yes ✓ No 2. The variance is consistent with the comprehensive plan. Please circle: Yes U No 3. The proposal puts the property to a reasonable use. Please explain. Before purchasing he property and verified in subsequent conversations, we were informed that we would have been able to put in an accessory structure larger than 1000 square feet. The metropolitan plan has since changed; and this variance requests a larger accessory structure up to the size initially planned that coincides with the old ordinances. There are other accessory structures on the same block that are of similar size. 4. There are unique circumstances to the property not created by the landowner. Please identify these circumstances. There is a significant open area of land in the front yard that allows more than sufficient space for a 40 foot by 60 foot structure. The state has changed the zoning for our property for allowances of auxiliary buildings while we were planning the construction of this building. 5. The conditions upon which an application for a variance is based are unique to the parcel of land for which the variance is sought and are not applicable, generally to other property within the same zoning classifications. Please list the conditions that are unique. 6. The purpose of the variance is not based exclusively upon a financial hardship. Please circle: Yes I No 7. The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. Please circle: Yes []✓ No 0 The proposed variance will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety. Please identify any potential impact the requested variance may have. RECEIVED MAR 2 6 2020 ,,Ty OF COTTAGE GROVE Mark & Kate Hoelscher Applicant Name: Case #: