Loading...
05.a Variance at 20033 Quinnell Avenue_Clapp-Smith - PC Packet 1 | P a g e Date of Meeting: July 7, 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 Bluffline Setbacks at 20033 Quinnell Avenue North Applicant: Merritt Clapp-Smith Zoning: AG-C, SM-O, SCRD Owners: Merritt Clapp-Smith, Craig Smith Future Land Use: St. Croix River Corridor Area Location: 20033 Quinnell Ave N PID 1903219430002 Review Deadline: September 8, 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 the top of bluff setback required by the Shoreland Management Regulations (Shoreland Ordinance). The applicant is requesting variance approval to allow for the expansion of a substandard structure within the bluffline setback required by the Lower St. Croix Bluffland and Shoreland Management Regulations (LSCR). The following codes are provided for reference.  City of Scandia Ordinance No. 198 Shoreland Management Regulations, Sec. 6.41 – Top of Bluff Setback, Bluff Impact Zone  Washington County Ordinance No. 207, Chapter 5. Lower St. Croix Bluffland and Shoreland Management Regulations Sec. 4.2 – Bluffline Setback, Sec. 6.1 Substandard Structures. 2 | P a g e Staff recommends approval of the requested variance with conditions. BACKGROUND The applicant is proposing to expand a nonconforming structure located at 20033 Quinnell Avenue North, zoned Agricultural Core (AG-C) and within the Shoreland Management Overlay (SM-O) district of the St. Croix River. The existing single-family dwelling is legally nonconforming due to an encroachment into the top of bluff setback. The applicant is seeking to expand the principal structure. The City of Scandia adopted Washington County Ordinance No. 207, Chapter 5, by reference. Lower St. Croix Bluffland and Shoreland Management Regulations (LSCR) apply to properties along the St. Croix River, which is considered the Lower St. Croix River Corridor Overlay District (SCRD). This area is shown on the city’s Zoning Map as the Saint Croix River District. A variance was previously approved for the property in 2021 to allow construction of an accessory dwelling unit (ADU). The current variance request is related to the principal structure, not the ADU, which has been built. The site includes a bluff. The staff report discusses setback requirements for bluffs and the bluff impact zone. The image and definitions below are provided for reference, from the city’s Shoreland Ordinance. 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; 3 | P a g e 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. LSCR Sec. 4.2 requires a minimum building setback of 100 ft from the bluffline. The following definitions are relevant to the current request: Bluffline: A line along the top of a slope connecting the points at which the slope, proceeding away from the river or adjoining watershed channel, becomes less than twelve (12) percent and it only includes slopes greater than twelve (12) percent visible from the river or any water course tributary to the river. The location of the bluffline for any particular property shall be certified by a licensed land surveyor or identified by the zoning administrator. More than one bluffline may be encountered proceeding away from the river or adjoining watershed channel. All setbacks required herein are applicable to each bluffline. 4 | P a g e Scenic Easement: An interest in land, less than fee title, that limits the use of the land for the purpose of protecting the scenic, recreational, and natural characteristics of areas in the St Croix Riverway. Unless otherwise expressly and specifically provided by mutual agreement of the parties, the easement shall be: perpetually held for the benefit of the people of Minnesota; specifically enforceable by its holder or any beneficiary; and binding on the holder of the servient estate, his heirs, successors, or assigns. Unless specifically provided by the parties, no such easement shall give the holder or any beneficiary the right to enter on the land except for enforcement of the easement. Under the county’s ordinance, the structure is defined as a “substandard structure.” Exceptions are established in the LSCR that allow for extension and enlargement of substandard structures without a variance provided conditions are met. The expansion must be on the side facing away from the river and/or bluffline and a minimum undisturbed setback of 30 ft. from all blufflines shall be maintained. The existing structure is located within the bluff and bluffline, so the proposed expansion requires a variance. Substandard structures which do not meet the bluffland and/or shoreland setbacks shall not be raised in elevation or roofline, except in floodplain areas and then only to protect the structure. Notably the Shoreland Ordinance requires a setback from the “top of bluff” where the LSCR requires setbacks from the “bluffline.” These terms do have technical differences between them that relate to the average slope of the land. Regardless of the difference, when more than one standard applies, the more restrictive standard prevails. EVALUATION OF REQUEST Existing Conditions The subject property is located at 20033 Quinnell Avenue North, with approximately 272.5 ft of street frontage. The parcel contains approximately 9.29 acres, is zoned AG-C, and is within the SM-O district and the Saint Croix River District established in the Unified Development Code. The property is within the boundary of the St. Croix National Scenic Riverway (riverway) and contains significant bluff and steep slope features. The National Park Service (NPS) holds a “Scenic Easement – Limited Development” which is a legal document that outlines land use restrictions and requires NPS approval on specific activities to protect and preserve the riverway scenic resources. The existing lot is legally nonconforming within the AG-C and SM-O districts. The lot width does not meet the minimum requirement of 300 ft. The property has more than 350 ft. of shoreline on the river, but the structures are located over 600 ft. from the OHWL. The property is served by a private septic system and well, which are located to the north of the principal structure. 5 | P a g e An existing survey identifies the bluff, top of bluff, and associated setback areas, and is attached to this report. The locations of the bluffs are based on definitions from both the city’s Shoreland Ordinance and Washington County’s LSCR. Staff contacted the surveyor to confirm the location of the bluff and whether the city or county definitions were applied. The surveyor stated that the bluff running north to south was delineated using the more restrictive city standard. That work was completed as part of a previous variance approval related to an accessory structure. The bluff to the north of the home runs east to west and is defined using the county’s standard, which is more restrictive in this case. The existing principal structure is nonconforming from the 100-ft. setback from a bluffline required by the LSCR, as it encroaches entirely 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. Proposed Conditions The applicant proposes to winterize, improve, and expand the existing single- family dwelling, which was originally constructed in 1929. The applicant stated that they intend to improve all utilities and maintain the historic character of the home. The submitted narrative describes the two proposed additions and the reconfiguration of some interior space to make it livable and practical as a full-year home. According to the narrative, the owners wish to retain the historic qualities of the existing home while making improvements for year-round living. The narrative states that the current size and configuration were not designed to accommodate modern appliances or utilities, and the proposed addition would include a utility room. The submitted narrative is provided as an attachment to this report. The proposed expansion is located off the west side of the home, furthest from the edge of the bluff and not increasing the visual profile of the home from the river which is a requirement of the LSCR. 6 | P a g e Lot standards are detailed below with existing and proposed conditions. Nonconforming standards are shown in bold text. AG-C SM-O SCRD (Rural) Existing Conditions Proposed Conditions Minimum Lot Size (acres) 20.0 20.0 2.5 9.29 9.29 Buildable Area (ac.) 1.00 N/A N/A ~1.18 ~1.18 Minimum Lot Width (ft.) 150 160 200 272.5 272.5 Minimum Lot Width at Water Line N/A 160 200 256.3 256.3 Lot Frontage (ft.) 300 N/A N/A 272.5 272.5 Minimum Structure Setbacks (ft.) Front (street) 40 N/A N/A 456.8 438.7 Side 20 N/A N/A 173.8 173.8 234.2 234.2 Rear (OHWL) 50 200 200 657.9 657.9 Top of Bluff/ Bluffline Setback (ft.) N/A 30 100 0.0 0.0 Maximum Structure Height (ft.) 35 35 35 Unknown Unknown Maximum Lot Coverage 25% 25% 20% ~1.7% ~1.8% The proposed expansion would add living space to the principal structure. The impervious surfaces cover less than 20% of the lot, which conforms to AG-C, SM-O, and LSCR 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 not increase the encroachment into the bluff. According to the submitted narrative, the two additions are a one- story, 18-foot addition extending off the western wing of the house, and a one-story, covered porch, main entry and mudroom, on the southwest interior corner. A single-family residence is permitted by-right in the AG-C, SM-O, and SCRD districts, and the UDC includes standards for expansion of a nonconforming structure. 7 | P a g e The riverway easement places additional restrictions on tree and vegetation removal, which are reviewed by NPS. NPS provided an approval letter to the applicant for their proposed plans, which is attached to this report. 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 is permitted in the AG-C, SM-O, and SCRD districts, and the city has approved standards for residential structures that must be met. The proposed addition is not further encroaching towards the top of bluff or bluffline and will not increase the visibility of the structure from the river. b. The plight of the landowner is due to circumstances unique to the property not created by the landowner. The property contains significant slope and bluff features. The location of the structure is not directly due to circumstances created by the property owner and based on the location, expansion cannot be completed without a variance due to a minimum undisturbed setback of 30 feet from all blufflines as required by the Lower St. Croix Bluffland and Shoreland Management Regulations. The existing home was built in 1929 before bluff setback requirements were established and the applicant has stated that the expansion of the structure is required to winterize the cabin, thereby not being created by the landowner. 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. The proposed expansion is not visible from the public right-of-way or the river and is consistent with similar properties along the river. 8 | P a g e d. Economic conditions alone shall not constitute practical difficulties. Economic conditions are not the sole factor in the variance request. 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 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 principal structure cannot be expanded without encroachment in a bluff setback, and the proposed additions will not impact the scenic views from the river. ANALYSIS Review Comments The submittal was sent to city staff and other regulatory agencies for review and comment. Carnelian-Marine-St. Croix Watershed District (CMSCWD) Carnelian-Marine-St. Croix Watershed District provided no comment. Department of Natural Resources (DNR) The DNR Area Hydrologist provided the following comment: Please ensure stormwater is diverted away from the slope to avoid erosion. Please ensure any vegetation impacted by construction either temporarily or permanently is identified and mitigated appropriately. Engineering Department The City Engineer provided no comment. 9 | P a g e Fire Department The Fire Chief provided no comment. National Park Service (NPS) NPS Lands Staff provided an approval letter on the proposed plans, which is attached to this report. Public Works Department The Public Works Director provided no comment. Washington County Washington County staff provided no comment. Staff Analysis Staff find that the proposed plan is consistent with the UDC and Comprehensive Plan. The property is residentially zoned and includes a single-family dwelling and ADU. Staff find the proposed expansion of a single-family dwelling a reasonable use and that the variance request meets the UDC criteria of a practical difficulty. Variance approval would allow for structure expansion and encroachment within the top of bluff and bluffline setbacks and the bluff impact zone. Because the proposed improvements will not impact the existing view corridor or water resource buffer, NPS recommends approval of the expansion, upon variance approval by the Scandia City Council. With the recommended conditions, staff are supportive 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. 2. The applicant shall secure all applicable permits required from the watershed district as well as all local, state, and federal entities. 3. The applicant shall pay all other fees and escrows associated with this application. 10 | P a g e 4. 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 open a public hearing and receive any and all comments from the public. 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 bluffline and the bluff impact zone, with conditions as described by staff within the staff report. Attachments 1. Draft Resolution No. 07-21-26-XX 2. Location and Zoning Map 3. Application 4. Narrative 5. Survey/Site Plan 6. NPS Approval Letter CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 07-21-26-XX APPROVING A VARIANCE FOR EXPANSION OF A NONCONFORMING STRUCTURE WITHIN THE TOP OF BLUFF AND BLUFFLINE SETBACK FOR PARCEL 19.032.19.43.0002 LOCATED AT 20033 QUINNELL AVENUE NORTH WHEREAS, Merritt Clapp-Smith, (the “applicant”), on behalf of Merritt Clapp-Smith and Craig Smith (the “owners”), have requested and made an application for a 100-foot variance from the top of bluff setback (0-foot setback), and a 30-foot variance from the bluffline setback (0-foot setback) to allow for expansion of a nonconforming structure, on property located at 20033 Quinnell Avenue North, and the property is legally described as: See Attachment A; and, WHEREAS, the City of Scandia has adopted Ordinance 198 Shoreland Management Regulations which requires a 100-foot minimum setback for structures from the top of bluff; and, WHEREAS, the City of Scandia has adopted Washington County Development Code Chapter Five Lower St. Croix River Bluffland and Shoreland Management Regulations (“Washington County LSCR Regulations”) which require a 30-foot minimum setback for structures from the bluffline; and, WHEREAS, the Planning Commission reviewed the variance request at a duly noticed Public Hearing on July 7, 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, a 100-foot variance from the 100-foot top of bluff setback (0-foot setback) and a 30-foot variance from the 30-foot bluffline setback 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 is a permitted use in the AG-C, SM-O, and SCRD districts. 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 a bluff. The applicant is proposing to maintain the encroachment towards the top of the bluff and the bluffline. 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. 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, except where revisions are required with this approval. 2. The applicant shall secure all applicable permits required from the watershed district as well as all local, state, and federal entities. 3. The applicant shall pay all other fees and escrows associated with this application. 4. The applicant must commence the authorized use or improvement within one year of the date on which the variance is issued. 5. The applicant 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 21st day of July 2026. Steve Kronmiller, Mayor ATTEST: Kyle Morell, City Administrator ATTACHMENT A PROPERTY LEGAL DESCRIPTION PT GOV LOT 8 & 193219 PT OF SEI/ 4 OF SW1/ 4 ALL THAT PART OF GOV LOT 8 THE SEI/ 4 OF SWI/ 4 SEC19 T32R19 COM AT THE 1/ 4 SEC COR ON THE S LINE OF SD SEC 19 THENCE W ON SD S LINE 162. 70 FT TO THE ELY LINE OF THE PT DOUGLAS & TAYLORS FALLS RD THENCE N12DEG. E ON SD ELY LINE 272. 40 FT THENCE S70DEG. 20' E 112. 90 FT THENCE N46DEG. 55' E 80. 33 FT THENCE N25DEG. 30' E 72. 10 FT THENCE N62DEG. 44' E 64. 50 FT THENCE N43DEG. 391E 87. 60 FT THENCE N83DEG. 18' E 186. 10FT THENCE S66DEG. 44' E 294. 53 FT THENCE S 87DEGATE 176. 10 FT THENCE N84DEG. 33' E TO THE WLY BANK OF THE ST CROIX RIVER THENCE SLY ON SD WLY BANK TO ITS INTERSECTION WITH THE S LINE OF SD SEC 19 MONUMENTED THENCE WLY ON SD S LINE TO A PT WHICH IS 607. 98 FT ELY OF THE SD 1/ 4 SEC COR OF SD SEC 19 MEASURED ON SD MONUMENTED LINE THENCE S72DEG. 01' W 170. 77 FT THENCE S89DEG. 06' W 443. 76 FT TO THE PLACE OF BEG SECTION 19 TOWNSHIP 032 RANGE 019 37 6.2 © Bolton & Menk, Inc - Web GIS 0 Legend 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: 7/2/2026 8:20 AM 263 Feet City Limits Parcels 04/29/2026 Lot Lines Shoreland Overlay PUD Overlay Lakes Mining Overlay Saint Croix River District Zoning Agricultural Core Agricultural Preserves Rural Residential General Village Neighborhood Rural Commercial Rural Residential Neighborhood Village Historic Core Village Center Open Space - Planned Unit Development Industrial Park Variance Application for Addition to 20033 Quinnell Av N Original Cottage May 2026 Project Description Original residential structure was built in 1929 as a summer cottage . It was used regularly for summer living through the 1980s, and then for periodic short stays through 2018 when we purchased it. The home has an attractive, historic design and was featured on the Scandia Historic Homes Tour in 2024. Unfortunately, the structure is also very old, with rotting wood, rusting out plumbing, outdated electrical, zero insulation, and an old roof. It hosts a menagerie of wild animals in the shallow dug out area underneath it and a robust mouse infestation inside the home. We wish to make the residence our year-round home by winterizing it and upgrading all utilities, while maintaining as much of the historic character as we can. The preservation will balance retaining original features when possible, particularly in the living room, entryway and stairs and porch, and through the re-use of original wood siding, kitchen cabinets, some windows and doors, and through general design. To provide more comfort for modern living, we also wish to add two additions and reconfigure some of the interior spaces to make it livable and practical as a full-year home. The additions are intentionally planned to occur off the west side of the home, furthest from the bluff edge and not increasing the visual profile of the home from the river valley. The two additions are: • A one-story, 18-foot addition extending off the western wing of the house. The addition would have a bedroom and full bath, replacing the bedroom and bath on the south wing, which will be converted into the kitchen. • A one-story, covered porch, main entry and mudroom (6 feet, 7 inches wide x 15 feet, 6 inches long) on the southwest interior corner. Other Considerations Watershed District The property completed buffer requirements for a secondary dwelling unit project finished in 2023. The buffer zone is depicted on the property survey in cross hatching. The proposed additions remain outside the buffer areas and therefore we anticipate that the watershed permits required will be for stormwater management and erosion and sediment control. This is based on email communications between the property owner and Mike Isensee and Tom Langer in February 2026. We look forward to opportunities to design and better manage stormwater runoff as part of the home renovation and will work with the watershed and perhaps the Washington Conservation District on the design. Variance Application for Addition to 20033 Quinnell Av N Original Cottage May 2026 National Park Service We consulted with Laura Hojem from the National Park Service on our secondary dwelling project a few years ago and learned from her that the viewshed from the river for our property does not reach as far inland as the blufftop area of the structures. Therefore, scenic view impacts are not a consideration from the National Park Service perspective. However, we will engage the Park Service in review of our plans about the potential removal of a few large trees next to the addition areas. Tree Removal It is likely that a few large trees should be removed that are within or close to the areas of the additions, for safety and to enable the installation of a winterized plumbing line. We have had a couple of large, older white pines fall next to and clipping the house in the past few years and want to ensure other trees are not a risk. We will prepare and discuss plans for tree removal with the National Park Service and the City of Scandia. Septic and Utilities Ben Zierke from Zierke Soil Testing reviewed and inspected the existing septic and mound system for the house. He determined that the existing system is compliant and appropriately sized for the home renovation plans, since the number of bedrooms in the home is being reduced. Winterizing the structure requires the installation of a new plumbing line to the house, as the current one is only 6 inches below the surface. The plumbing line will run from an underground pump room located a few feet east of the solar panels. All appliances and utilities in the house will be electric based and there are no plans to run natural gas from the street to the house. Variance Criteria 1. Consistency with the Comprehensive Plan The home to be improved is in a residentially zoned district on a 9.29 acre lot. 2. Harmony with the general purpose and intent of this Chapter The property will continue to be used for residential purposes, with renovations to maintain and improve a nearly 100-year old house. The home will be owner-occupied. 3. Practical Considerations: a. The applicant proposes to use the property in a reasonable manner not permitted by this Chapter. A variance is required to put additions on the home, because the existing structure sits entirely within the 100-foot bluff setback zone. The primary addition is being added to the Variance Application for Addition to 20033 Quinnell Av N Original Cottage May 2026 portion of the house that is the furthest from the bluff edge and the smaller addition will round out an existing corner that is on the west side of the structure away from the bluff. b. The plight of the landowner is due to circumstances unique to the property not created by the landowner. The existing home was built on the edge of the bluff, decades before any setback requirements from the bluff edge were adopted. The desire is to retain and improve the existing home and its historic qualities, not to tear it down and build a different structure. c. The variance, if granted, will not alter the essential character of the locality. The locality is a residential neighborhood and the property would remain a residential use. The structure is not visible from the public right of way (Quinnell Ave N) nor from the St. Croix River during leaf off condition. It is slightly visible from the two adjacent properties to the north and south and its visibility will remain largely the same. d. Economic conditions alone shall not constitute practical difficulties. The proposed additions are not related to economic considerations. e. May include, but is not limited to, inadequate access to direct sunlight for solar energy systems. The additions to the home will not alter solar access to the existing structure or the area around it. The lot is heavily wooded and solar access is limited. 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 danger of fire, or endanger the public safety, or substantially diminish or impa ir property values within the neighborhood. The project does not change the existing use of the property or substantially alter the existing structure. It will improve the quality of the home. g. The requested variance is the minimum action required to eliminate the practical difficulty. The additions are sized and located in a manner that minimizes their encroachment in the bluff setback zone and their visual impact, while allowing winterization and a slight enlargement to make it a comfortable and practical year-round home. Variance Application for Addition to 20033 Quinnell Av N Original Cottage May 2026 Property Information Parcel Number: 19.032.19.43.0002 Property Address: 20033 QUINNELL AVE N SCANDIA, MN 55073 Map Link: Washington County Class: Residential Legal Description: PT GOV LOT 8 & 193219 PT OF SE1/4 OF SW1/4 ALL THAT PART OF GOV LOT 8 & THE SE1/4 OF SW1/4 SEC19 T32R19 COM AT THE 1/4 SEC COR ON THE S LINE OF SD SEC 19 THENCE W ON SD S LINE 162.70 FT TO THE ELY LINE OF THE PT DOUGLAS & TAYLORS FALLS RD THENCE N12DEG.E ON SD ELY LINE 272.40 FT THENCE S70DEG.20'E 112.90 FT THENCE N46DEG.55'E 80.33 FT THENCE N25DEG.30'E 72.10 FT THENCE N62DEG.44'E 64.50 FT THENCE N43DEG.39'E 87.60 FT THENCE N83DEG. 18'E 186.10FT THENCE S66DEG.44' E 294.53 FT THENCE S 87DEG.47'E 176.10 FT THENCE N84DEG.33'E TO THE WLY BANK OF THE ST CROIX RIVER THENCE SLY ON SD WLY BANK TO ITS INTERSECTION WITH THE S LINE OF SD SEC 19 MONUMENTED THENCE WLY ON SD S LINE TO A PT WHICH IS 607.98 FT ELY OF THE SD 1/4 SEC COR OF SD SEC 19 MEASURED ON SD MONUMENTED LINE THENCE S72DEG.01'W 170.77 FT THENCE S89DEG.06'W 443.76 FT TO THE PLACE OF BEG Section 19 Township 032 Range 019 United States Department of the Interior National Park Service St. Croix National Scenic Riverway 401 N. Hamilton Street St. Croix Falls, Wisconsin 54024 IN REPLY REFER TO: 1.A.1 June 25, 2026 Merritt Clapp-Smith & Craig Smith 228 E. 8th Street St. Paul, Minnesota 55101 RE: Tract LOSA 07-174 House Additions & Vegetation Removal Dear Ms. Clapp-Smith & Mr. Smith: Thank you for meeting with National Park Service (NPS) Lands Staff on June 16th to discuss plans for your proposed house addition and vegetation removal at 20033 Quinnell Avenue, City of Scandia, Washington County (PIN 19.032.19.43.0002), Minnesota. This property is within the boundary of the St. Croix National Scenic Riverway (Riverway) and identified as tract LOSA 07- 174. NPS owns a “Scenic Easement – Limited Development” interest, as described in the recorded Warranty Deed, Document 365643. This legal document outlines land use restrictions and requires NPS approval on specific activities so that the Riverway scenic resources located on your property are preserved and protected. According to the plans submitted June 10th, you propose 18x16.5 ft and 6.6x15.5 ft additions on the landward/west side of the house. The existing rooflines of the house will be raised by a maximum of 12 inches to accommodate insulation and new roofing will be installed. The finished roofline of the house will be a maximum 20 feet in height to the peak. Six hazard trees will also be removed as specified in your plan. Based on the submitted plans, this proposal for house expansion and tree removal is permissible under the terms of the scenic easement. It is understood by both parties that you assume all risks and liabilities associated with tree removal. The use of exterior earthtone colors and maintenance of other existing vegetation will minimize visual impacts this project may have to the scenic qualities of the Riverway. Please note our approval does not evaluate the merits of the project in relation to local, county, or state regulations, and thus does not preclude or supersede any actions by those units of government. Therefore, you must comply with any land use controls or requirements of the City of Scandia and the Minnesota Department of Natural Resources, to whom a copy of this letter is being sent. If you have any questions or update the plan, please contact me at 715-483-2261 or via email at laura_hojem@nps.gov. Plan changes or alterations may require additional review by the NPS. Thank you for the very important role you play in helping to protect the St. Croix River for present and future generations. The choices you make on your property are important ones that can enhance water quality and wildlife habitat and protect scenic views. Working with NPS staff on all alterations, prior to implementation, will ensure the projects will maintain the wild and scenic quality of the Riverway, now and in the future. Your cooperation in compliance with the terms of the scenic easement is also appreciated. Sincerely, Laura L. Hojem Lands Program Manager cc: Kyle Morrell City of Scandia, Administrator k.morrell@ci.scandia.mn.us Dan Scollan Washington County Hydrologist Minnesota Department of Natural Resources dan.scollan@state.mn.us