Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
05.a McLafferty 19235 Larkspur Ave N Variance
1 | P a g e Date of Meeting: June 2, 2026 To: Chair Loeffler and Planning Commission Members From: Greenlee Dahle, Consultant City Planner TJ Hofer, Consultant City Planner Re: Variance for Expansion of a Nonconforming Structure with Encroachment into Top of Bluff and Front Setbacks for PID 30.032.20.44.0055 Applicants: Tim & Wendy McLafferty Zoning: RR-N, SM-O Owners: Tim & Wendy McLafferty Future Land Use: General Rural Location: 19235 Larkspur Ave N PID 30.032.20.44.0055 Review Deadline: June 30, 2026 SUMMARY The Planning Commission is asked to consider an application for a variance. The Commission must hold a public hearing on the variance request. The Commission must determine if a practical difficulty exists, and if the variance being issued is the minimum action necessary to alleviate the practical difficulty. The Commission is asked to make a recommendation to the City Council. The applicant is requesting variance approval to allow for the expansion of a nonconforming structure within top of bluff and front setbacks. Unified Development Code (UDC) Table 153.200.030-9 – Front Setback Shoreland Management Regulations Sec. 6.41 –Top of Bluff Setback, Bluff Impact Zone Staff are recommending approval with conditions that would require changes to the proposed structure. BACKGROUND The applicant is proposing to expand a nonconforming structure located at 19235 Larkspur Avenue North, zoned Rural Residential Neighborhood (RR-N) and within the Shoreland Management Overlay (SM-O) District of Big Marine Lake. The existing single-family dwelling is nonconforming due to encroachments into the top of bluff, front, and side setbacks. The applicant is seeking to expand the principal structure to construct an attached garage. 2 | P a g e A variance was previously approved for the property in 2018 and extended through 2024 to allow construction of a detached garage. The approved structure was never constructed and the approval has expired. The site includes a bluff. The staff report discusses various parts of the bluff and setback requirements for bluffs and the bluff impact zone. The image and definitions below are provided for reference. Bluff. A topographic feature such as a hill, cliff, or embankment having the following characteristics: (A) Part or all of the feature is located in a shoreland area; A. The slope rises at least 25 feet above the toe of bluff; B. The grade of the slope from the toe of the bluff to a point 25 feet or more above the toe of the bluff averages 30 percent or greater, except that an area with an average slope of less than 18 percent over a distance of at least 50 feet shall not be considered part of the bluff; and C. The slope must drain toward the waterbody. Bluff impact zone. A bluff and land located within 20 feet of the top of a bluff. Bluff, Toe of. The lower point of a 50-foot segment with an average slope exceeding 18 percent or the ordinary high water level, whichever is higher. Bluff, Top of. For the purposes of measuring setbacks, the higher point of a 50-foot segment with an average slope exceeding 18 percent. 3 | P a g e EVALUATION OF REQUEST Existing Conditions The existing lot is nonconforming in lot size and width within the RR-N and SM-O zoning districts. The existing area of the parcel includes 0.32 acres and does not contain any frontage on the lakeshore. The site includes a bluff and steep slopes throughout the eastern and north portion of the site. An existing survey was submitted that shows elevations but does not map the area of the bluff. Staff have reviewed the site and determined the general location of a bluff based on the definition of a bluff within the Shoreland Ordinance. There is no buildable area on the site as setbacks from the bluff and property lines overlap across the entire parcel. The existing principal structure is nonconforming from the 30-ft. setback from a bluff, as it encroaches 30 ft. into the setback (0 ft. setback) and is located within the area that would be considered the bluff. Staff understand this structure to be a legal nonconformity, and thus the existing nonconforming structure can be continued through repair, replacement, restoration, maintenance, or improvement per state statute. Additionally, there is an existing nonconforming accessory structure to the north that encroaches into the 10-ft. setback from the side property line. This shed, and another shed in the rear yard are both proposed to be removed as part of the redevelopment. The property has an existing septic system and well on site. It is connected to the Big Marine Sewer Utility as part of the Bliss Facility. Proposed Conditions The applicant proposes to build additional living space and an attached garage as an expansion to the existing single-family dwelling. A single-family residence and garage are permitted by-right in the RR-N and SM-O districts. The applicant stated that they believe it is necessary to have a garage so that the steep driveway, which is on a hill, can be plowed in the winter. The front setback from Larkspur Avenue North is requested to keep the garage as far as possible from the bluff area. The submitted narrative is provided as an attachment to this report. 4 | P a g e The lot will remain a nonconforming lot. Lot standards are detailed below with existing and proposed conditions. Nonconforming standards are shown in bold text. RR-N SM-O Existing Conditions Proposed Conditions Minimum Lot Size (sq. ft.) (Existing Lot of Record) 40,000 40,000 12,986 12,986 Buildable Area (ac.) 1.00 N/A 0.00 0.00 Minimum Lot Width (ft.) 150 160 91.75 91.75 Lot Frontage (ft.) 100 N/A 313.87 313.87 Principal Structure Setbacks (ft.) Front 40 N/A 31.4 31.4 Side 10 N/A 11.0 11.0 45.4 18.7 Rear 50 N/A 73.8 69.8 Top of Bluff Setback (ft.) N/A 30 0.0 0.0 Maximum Structure Height (ft.) 35 35 ~20 33 Maximum Lot Coverage 25% 25% ~20.8% 21.8% The proposed redevelopment would remove two accessory structures and add living space and an attached garage to the principal structure. The area where the proposed expansion is located on the site is currently paved. The impervious surfaces would cover less than 25% of the lot, which conforms to RR-N and SM-O standards. The existing parcel currently is located within both the top of bluff setback as well as the bluff impact zone. The applicant is proposing to add additional living space that will increase the encroachment into the bluff. The Planning Commission should consider the additional living space that encroaches further into the bluff separately from the addition of the garage. The applicant has noted that this area may be cantilevered. Cantilevering would remove the additional ground coverage but would still create additional impervious surface (roof of the structure) which is prohibited in the bluff impact zone. 5 | P a g e Variance Section 153.500.060 Subd. 1 (B) establishes the standards for when the City shall approve a variance and mirrors Minn. Stat. 462.357, subd. 6(2). The variance must be consistent with the Comprehensive Plan and must be in harmony with the general purpose and intent of this Chapter. A variance may be granted when enforcement of this Chapter would result in practical difficulties. The Practical Difficulties test criteria as established by Minnesota Statute and codified in the UDC and are listed below in italics followed by Staff’s analysis: a. The applicant proposes to use the property in a reasonable manner not permitted by this Chapter. The proposed use is a reasonable use of the property. A single-family dwelling with a garage is a permitted use in the RR-N and SM-O districts, the city has approved standards for residential structures that must be met, and the applicant shall revise plans to not increase the existing top of bluff or bluff impact zone setback encroachment. b. The plight of the landowner is due to circumstances unique to the property not created by the landowner. The size and location of the lot is not directly due to circumstances created by the property owner. Based on the overlapping setback standards, the improvement could not be located on the parcel without encroaching on a setback from property lines or the top of bluff. The applicant is proposing to maintain the encroachment into the front (street side) setback. The plans shall be revised to not increase the encroachment into the top of bluff setback or bluff impact zone. c. The variance, if granted, will not alter the essential character of the locality. If the variance were granted, it would not alter the essential character of the locality. Structures in the locality generally encroach into property line setbacks. d. Economic conditions alone shall not constitute practical difficulties. Economic conditions are not the sole factor in the variance. e. May include, but is not limited to, inadequate access to direct sunlight for solar energy systems. The proposed variance is not related to inadequate access to direct sunlight for solar energy systems. f. 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 6 | P a g e danger of fire, or endanger the public safety, or substantially diminish or impair property values within the neighborhood. The proposed variance will not impair 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, or substantially diminish or impair property values within the neighborhood. g. The requested variance is the minimum action required to eliminate the practical difficulty. The proposed variance is the minimum action required to eliminate the practical difficulty. The applicant is proposing to maintain the encroachment into the front (street side) setback. The plans shall be revised to eliminate any further encroachment into the top of bluff setback or bluff impact zone. ANALYSIS Review Comments The submittal was sent to city staff and other regulatory agencies for review and comment. Carnelian-Marine-St. Croix Watershed District Carnelian-Marine-St. Croix Watershed District provided no comment. Department of Natural Resources The DNR Area Hydrologist provided no comment. Engineering Department The City Engineer provided the following comment: A grading permit will be required to complete this work if approved by Planning Commission and pursued by the applicants. Fire Department The Fire Chief provided no comment. Public Works Department The Public Works Director provided no comment. Washington County Washington County staff provided no comment. 7 | P a g e Staff Analysis Staff find that the proposed plan is generally consistent with the UDC and Comprehensive Plan, and conditions have been included to address where the proposed plan is inconsistent. A condition is included to eliminate the proposed further encroachment into the bluff and bluff impact zone. Staff find the proposed use of a single-family dwelling with a garage is a reasonable use, and that the variance request meets the UDC criteria of a practical difficulty, with the required revisions. Variance approval would allow for structure expansion and encroachment within the top of bluff setback and bluff impact zone. Variance approval does not allow for construction of the garage addition without all applicable permits. The City Engineer stated that a grading permit is required. Grading and stormwater controls are reviewed at the time of building permit and grading permit applications. The grading plan will be reviewed to ensure compliance with the standards of the UDC and Shoreland Ordinance, which may require further revisions to the proposed design. With the required revisions, staff are supportive of the variance request. If the applicant is unwilling to revise the plans per the recommended conditions, staff would recommend denial of the variance request. COMMISSION ACTION The Planning Commission can do one of the following: 1. Recommend approval, with or without conditions, of the attached resolution. 2. Recommend denial, with findings, of the attached resolution. 3. Table the request for further review/study. Staff recommend that the Planning Commission recommend approval of the proposed variance. Staff have prepared conditions of approval for consideration: 1. The location and layout of structures and impervious surfaces on the lot shall be substantially consistent with the plans and setbacks submitted to the City and reviewed with this request with the exception of where revisions are required with this approval. 2. The plans shall be revised so no further encroachment is made into the top of bluff setback or bluff impact zone. 3. A grading and erosion control plan shall be submitted to the City for review, showing any areas of soil disruption, construction entrances, building floor elevations, including the garage and driveway, and drainage patterns. 4. The applicant shall secure all applicable permits required from the watershed as well as all local, state, and federal entities. 5. The applicant shall pay all other fees and escrows associated with this application. 8 | P a g e 6. The applicant must commence the authorized use or improvement within one year of the date on which the variance is issued. 7. The applicant shall record the variance with Washington County within one year of the date when the variance is approved by the City. RECOMMENDATION Staff recommend the Planning Commission: Motion to recommend approval of the attached resolution to approve a variance to allow an encroachment into the minimum structure setback to the top of bluff and front setbacks, with conditions as described by staff within the staff report. Attachments 1. Draft Resolution 2. Location Map 3. Application 4. Narrative 5. Site Plan CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 06-16-26-XX APPROVING A VARIANCE FOR EXPANSION OF A NONCONFORMING STRUCTURE WITHIN THE FRONT SETBACK, TOP OF BLUFF SETBACK, AND BLUFF IMPACT ZONE FOR PARCEL 30.032.20.44.0055 LOCATED AT 19235 LARKSPUR AVENUE NORTH WHEREAS, Timothy and Wendy McLafferty, (the applicants and the owners), have requested and made an application for an 8.6-foot variance from the 40-foot front lot line setback (31.4-foot setback), a 30.0-foot variance from the 30-foot top of bluff setback (0.0-foot setback), and a variance for the placement of a structure within the bluff impact zone, to allow for expansion of a nonconforming structure, on property located at 19235 Larkspur Avenue North, and the property is legally described as: Lot 15, Block 2, Holiday Beach 2nd Plat, Washington County, Minnesota. WHEREAS, the City of Scandia has adopted the Unified Development Code Sec. 153.200.030 which requires a 40-foot minimum setback for structures from front lot lines; and, WHEREAS, the City of Scandia has adopted Ordinance 198 Shoreland Management Regulations which requires a 30-foot minimum setback for structures from top of bluff; and, WHEREAS, the City of Scandia has adopted Ordinance 198 Shoreland Management Regulations which requires structures to be placed outside of bluff impact zones; and WHEREAS, the Planning Commission reviewed the variance request at a duly noticed Public Hearing on June 2, 2026, and recommended that the City Council approve the request with conditions. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it should and hereby does approve, an 8.6-foot variance from the 40-foot front lot line setback (31.4-foot setback), a 30.0- foot variance from the 30-foot top of bluff setback (0.0-foot setback), and a variance for the placement of a structure within the bluff impact zone, to allow for expansion of a nonconforming structure, based on the following findings: 1. The proposed use is a reasonable use of the property. A single-family dwelling with a garage is a permitted use in the RR-N and SM-O districts, the city has approved standards for residential structures that must be met, and the applicant shall revise plans to not increase the existing top of bluff or bluff impact zone setback encroachment. 2. The size and location of the lot is not directly due to circumstances created by the property owner. Based on the overlapping setback standards, the improvement could not be located on the parcel without encroaching on a setback from property lines or the top of bluff. The applicant is proposing to maintain the encroachment into the front (street side) setback. The plans shall be revised to not increase the encroachment into the top of bluff setback or bluff impact zone. 3. If the variance were granted, it would not alter the essential character of the locality. Structures in the locality generally encroach into property line setbacks. 4. Economic conditions are not the sole factor in the variance. 5. The proposed variance is not related to inadequate access to direct sunlight for solar energy systems. 6. The proposed variance will not impair 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, or substantially diminish or impair property values within the neighborhood. 7. The proposed variance is the minimum action required to eliminate the practical difficulty. The applicants are proposing to maintain the encroachment into the front (streetside) setback. The plans shall be revised to eliminate any further encroachment into the top of bluff setback or bluff impact zone. FURTHER BE IT RESOLVED that the following conditions of approval shall be met: 1. The location and layout of structures and impervious surfaces on the lot shall be substantially consistent with the plans and setbacks submitted to the City and reviewed with this request with the exception of where revisions are required with this approval. 2. The plans shall be revised so no further encroachment is made into the top of bluff setback or bluff impact zone. 3. A grading and erosion control plan shall be submitted to the City for review, showing any areas of soil disruption, construction entrances, building floor elevations, including the garage and driveway, and drainage patterns. 4. The applicants shall secure all applicable permits required from the watershed as well as all local, state, and federal entities. 5. The applicants shall pay all other fees and escrows associated with this application. 6. The applicants must commence the authorized use or improvement within one year of the date on which the variance is issued. After one year, the approvals issued under the provisions of the Section shall expire without further action by the Planning Commission or Board. 7. The applicants shall record the variance with Washington County within one year of the date when the variance is approved by the City. Whereupon, said Resolution is hereby declared adopted on this ____ day of ___________ 2026. Steve Kronmiller, Mayor ATTEST: Kyle Morell, City Administrator 18 8.1 © Bolton & Menk, Inc - Web GIS 0 Legend 19235 Larkspur Ave N This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information, and data located in various city, county, and state offices, and other sources affecting the area shown, and is to be used for reference purposes only. The City of Scandia is not responsible for any inaccuracies herein contained. Disclaimer: 5/21/2026 12:50 PM 132 Feet City Limits Parcels 04/29/2026 Lot Lines Dear Planning Commission, Please find the following information related to our request for variance to build a garage on our property. Without these variances, the property cannot accommodate any garage. I believe it’s very necessary for us as seniors to have a garage to put our car in so that the steep driveway, which is on a hill, can be plowed in the winter. The variance is being requested from the street which is currently measured at 31.4 for the existing home. The setback on the bluff line on the existing home is infringing on what I believe is referred to as the bluff line and the garage build-out would not get closer than the current Home. Every effort has been made to reduce impact on the variances including downsizing to a single car garage from a two-car garage. The permit that expired for building a garage prior to our purchasing the property infringed on a variance line that we will not be infringing on. I am confident that in reviewing the architectural drawings, we have satisfied all the other requirements. Thank you so much for your consideration, Tim McLafferty 612.730.5544 tm@focusexecutivesearch.com DNWDDNUPX2X1XAA311ABCD23412' - 6"9' - 0"5' - 0"16' - 0"8' - 0"4' - 0"28' - 0"21' - 6"M. CLOSET204M. BEDROOM202M. BATH.203CORRIDOR201DECKD1ROOFEXISTING9' - 4 5/8"6' - 4 1/2"8' - 2 7/8"10' - 8 1/2"8' - 0"A36XBX2X1XAA311ABCD234EXIST. LAUNDRYX100EXIST. CORRIDORX102EXIST. KITCHENX103SUN ROOM102MUD/LNDRY.101GARAGEG1NEW OPENINGS.(REMOVE EXIST. WINDOWS OR DOORS).EXISTING STRUCTURE30' - 4"EXISTING STRUCTURE30' - 3 1/4"A32NEW CONSTRUCTION26' - 6"6"12' - 6"9' - 0"5' - 0"16' - 0"8' - 0"4' - 0"28' - 0"NO WORKXNEW CONSTRUCTION26' - 0"A34(UNEXCAVATED)BASEMENT001(EXISTING BASEMENT)16' - 4 7/8"SEPTIC LINE TO 3' DIA. TRANSFER.CLEAN OUT.26' - 0"1' - 0"16' - 0"8' - 0"15' - 0"12' - 6"27' - 6"NOTE:VERIFY EXISTING BELOW GRADE CONDITIONS.10' MIN. HOLDING TANK SETBACK FROM BUILDING.ADJUST FOUNDATION & CANITILEVER ABOVE IF NECESSARY TO MAINTAIN 10' SETBACK.McLAFFERTY RESIDENCEScandia, MinnesotaADDITIONS/ALTERATIONS2026McLAFFERTYMcLAFFERTYMcLAFFERTYMcLAFFERTYklgklgklgklgklgklgklgklg5/01/20265/01/20265/01/20265/01/202626001260012600126001McLAFFERTY RESIDENCEADDITION/ALTERATIONSSCANDIAMINNESOTA19009 Larkspur Avenue NorthMarine on St Croix, Minnesota 55047P: 651.303.8155W: www.grube-architects.comE: klgrube@grube-architects.comRevisionsGrube Architects, P.A.FILENAME:FILENAME:FILENAME:FILENAME:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DRAWN BY:DRAWN BY:DRAWN BY:DRAWN BY:ISSUED:ISSUED:ISSUED:ISSUED:PROJECT NUMBER:PROJECT NUMBER:PROJECT NUMBER:PROJECT NUMBER:G R U B EA R C H I T E C T SGrube ArchitectsCGrube ArchitectsCISSUEDATE:5.01.2026A11/4" = 1'-0"32ND FL NEW1/4" = 1'-0"41ST FLOOR PROPOSED1/4" = 1'-0"2FOUND./BASEMENT PLAN 950960 970 970980 980 980948952954956958964966 968968972 972 974974976976 978 978978982982982 Larkspur Ave. N(a.k.a. Lewis)Layton Ave. N(a.k.a. Marine Crest )M=179.94PLAT=178.78PRO=115.75PRO=64.1938CHK=114.97CHK=65.07CHK=15.00CHK=66.00178.62 Meas. 180.04 Plat66.16 65.714.4133.2132.5 comp85.69 Meas.85.98 Plat86.38 Meas.86 Plat134.42 Meas.133.9 Plat136.61 Meas.100.74 Meas.30' R114.97 Plat65.07 Meas.666664.19(ProR) 180.046663.78 Plat114.97 Meas.65.07 Plat132.7 Plat115 Plat155.75 ProR.180'1515972.4X979.6X982.0X974.6X979.2X981.7X973.2955.9949.6X953.2X11.2 31.41.3 SHEDRET. WALLHOUSEB.M.SPIKE IN PP981.74161552.8HOLIDAY BEACH 2ND PLAT80.5DRIVEWAY Assigned Offset Coordinates on LinePoint # Error to Line NORTH EAST------- ---------- --------- ---------------- ----------------- 104 1.00 0.24 5072.73 10064.60 102 1.00 -0.40 4898.84 10018.32 113 1.00 0.17 4652.51 9952.7697.57133.380.157±79.2DNDN3 1/8"31' - 4 3/4"EXISTING SHEDREMOVED. 1 1 ' - 2 1 /2 "75' - 2 5/8"77' - 4 3/8"18' - 11 7/8"SEPTIC LINE TO 3' DIA. TRANSFER.10' - 4 7/8"73' - 10 1/2"SETBACK 10' - 0"EXISTINGPROPOSEDEXIST. SHED TO BE REMOVED.1 1/2" SLOPE.1 1/2" SLOPE.4" SLOPE4" SLOPE4" SLOPE4" SLOPE4" SLOPE4" SLOPE1 1/2" SLOPE.RIDGERIDGERIDGEPROPOSED ADDITIONEXISTING STRUCTUREPROPOSED PAVED DRIVEWAY & WALKIMPERVIOUS PERCENTEXIST. STRUCTURE W/ PORCH 792+175 967 SFPROPOSED STRUCTURE 708 SFTOTAL STRUCTURE 792+7081,500 SFDRIVEWAY AND ENTRY SIDEWALK 1,161 SFTOTAL IMPERVIOUS2,836 SFPROPERTY SF12,986 SFPERCENT IMPERVIOUS2,836/12,986 = 21.8%PLAN NORTH2026McLAFFERTYMcLAFFERTYMcLAFFERTYMcLAFFERTYklgklgklgklgklgklgklgklg5/01/20265/01/20265/01/20265/01/202626001260012600126001McLAFFERTY RESIDENCEADDITION/ALTERATIONSSCANDIAMINNESOTA19009 Larkspur Avenue NorthMarine on St Croix, Minnesota 55047P: 651.303.8155W: www.grube-architects.comE: klgrube@grube-architects.comRevisionsGrube Architects, P.A.FILENAME:FILENAME:FILENAME:FILENAME:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DRAWN BY:DRAWN BY:DRAWN BY:DRAWN BY:ISSUED:ISSUED:ISSUED:ISSUED:PROJECT NUMBER:PROJECT NUMBER:PROJECT NUMBER:PROJECT NUMBER:G R U B EA R C H I T E C T SGrube ArchitectsCGrube ArchitectsCISSUEDATE:5.01.2026A21" = 20'-0"1SITE PLAN1/8" = 1'-0"3ROOF PLAN1" = 20'-0"2IMPERVIOUS PLAN METAL ROOF.ARCHITECTURAL ASPHALT SHINGLES.EXISTING / PROPOSEDSHAKES TO MATCH EXIST.METAL ROOF.PROPOSED / EXISTING1/4" = 1'-0"1E WEST - (LARKSPUR)1/4" = 1'-0"4E EAST1/4" = 1'-0"6E SOUTH2026McLAFFERTYMcLAFFERTYMcLAFFERTYMcLAFFERTYklgklgklgklgklgklgklgklg5/01/20265/01/20265/01/20265/01/202626001260012600126001McLAFFERTY RESIDENCEADDITION/ALTERATIONSSCANDIAMINNESOTA19009 Larkspur Avenue NorthMarine on St Croix, Minnesota 55047P: 651.303.8155W: www.grube-architects.comE: klgrube@grube-architects.comRevisionsGrube Architects, P.A.FILENAME:FILENAME:FILENAME:FILENAME:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DRAWN BY:DRAWN BY:DRAWN BY:DRAWN BY:ISSUED:ISSUED:ISSUED:ISSUED:PROJECT NUMBER:PROJECT NUMBER:PROJECT NUMBER:PROJECT NUMBER:G R U B EA R C H I T E C T SGrube ArchitectsCGrube ArchitectsCISSUEDATE:5.01.2026A31/4" = 1'-0"2E NORTHEXSTINGPROPOSEDEXISTINGVERT.SIDING.ALUM. RAILING.EXISTING BEYOND. 2026McLAFFERTYMcLAFFERTYMcLAFFERTYMcLAFFERTYklgklgklgklgklgklgklgklg5/01/20265/01/20265/01/20265/01/202626001260012600126001McLAFFERTY RESIDENCEADDITION/ALTERATIONSSCANDIAMINNESOTA19009 Larkspur Avenue NorthMarine on St Croix, Minnesota 55047P: 651.303.8155W: www.grube-architects.comE: klgrube@grube-architects.comRevisionsGrube Architects, P.A.FILENAME:FILENAME:FILENAME:FILENAME:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DRAWN BY:DRAWN BY:DRAWN BY:DRAWN BY:ISSUED:ISSUED:ISSUED:ISSUED:PROJECT NUMBER:PROJECT NUMBER:PROJECT NUMBER:PROJECT NUMBER:G R U B EA R C H I T E C T SGrube ArchitectsCGrube ArchitectsCISSUEDATE:5.01.2026A51SOUTH WEST2SOUTH EAST3NORTH EAST