1 ## Planning Commission ## Regular Meeting Monday, August 24, 2026, 6:30 PM ## 106 Center Street Members of the public may attend the Planning Commission meeting either in person or by joining via Zoom either online or by telephone at: https://us02web.zoom.us/j/87885449739?pwd=2QMUKB7SyVbnS6bLS9YTlkzdb5WxGl.1 Meeting ID: 878 8544 9739 Passcode: 539543 --- One tap mobile +13126266799,,87885449739#,,,,*539543# US (Chicago) ## +16469313860,,87885449739#,,,,*539543# US ## AGENDA 1. Call to Order ## 2. Roll Call 3. Minutes of the Preceding Meeting(s) ## A. July 27, 2026 Planning Commission Meeting Minutes ## 4. Discussion Items A. Public Hearing, 150 Bell Street, Residential Review Permit Application for Construction of New Garage (PC No. 2026-11) - Continued from July 27, 2026 Planning Commission ## Meeting B. Public Hearing, 349 West Lake Street, Residential Review Permit Application and Variance from Height and Front Yard Setback Standards Application for Construction of a ## New Home C. Public Hearing, 300 Water Street, Variance from Height Standard Application for ## Construction of New Commercial Building D. Public Hearing, Ordinance No. 701 Amendment to Chapter 42 Residential Review Permit ## Ordinance Regarding Exemptions of Landmark Properties 5. Communications and Reports ## A. Council Update ## • Next City Council Meeting: September 8, 2026 Page 1 of 68 2 ## • Next Planning Commission Meeting: September 28, 2026 ## B. Next Planning Commission Meeting: September 28, 2026 6. Miscellaneous 7. Adjournment Page 2 of 68 ## City of Excelsior ## Planning Commission Monday, July 28, 2027 (Rescheduled from June 22, 2026) ## Meeting Minutes ## 1. CALL TO ORDER ## 2. ROLL CALL ## Present: Commissioners Day, Malsam, Muenzberg, Tyler ## Absent: Commissioners Johnson, Neale Also in attendance: Jess Long, City Planner; Josh Weir, Acting City Attorney; Julia Mullin, ## Community Development Director ## 3. MINUTES OF THE PRECEDING MEETING(S) ## (a) July 8, 2026 Planning Commission Meeting Minutes Tyler moved to approve minutes. Day seconded. Approved 4-0. ## 4. DISCUSSION ITEMS (a) Public Hearing, 88 First Street, Variance application for lot coverage for driveway (PC No. 2026- 10) Staff provided report. Chair Muenzberg opened the public hearing. Applicants, Randy Herman and Debra Pallazza spoke. No members of the public spoke. Day moved to recommend approval of the variance. Malsam seconded. Motion failed on a 2-2 vote. Commissioners Muenzberg and Tyler voted against the motion. The item moves forward to City Council with no recommendation from Planning Commission. (b) Public Hearing, 150 Bell Street, Residential Review Permit application for construction of new garage (PC No. 2026-11) Staff provided report. Chair Muenzberg opened the public hearing. Applicant, Kris Meyer, Courtland Custom Homes, spoke. No members of the public spoke. The Commission requested additional information from the applicant. Day moved to continue the application to the next Planning Commission meeting. Tyler seconded. Approved 4-0. (c) Public Hearing, Ordinance No. 698, Amendment to Swimming Pool Standards Staff provided report. Chair Muenzberg opened the public hearing. No members of the public spoke. Day moved to recommend approval of the ordinance amendment. Malsam seconded. Approved 4-0. (d) Public Hearing, Ordinance No. 699, Amendment to Porch and Pergola Definitions Page 3 of 68 ## Agenda ## Planning Commission Meeting Monday, July 27, 2025 Page 2 Staff provided report. Chair Muenzberg opened the public hearing. No members of the public spoke. Day moved to recommend approval of the ordinance amendment with edits to “porch”, “enclosed porch”, and “pergola” definitions. Malsam seconded. Approved 4-0. ## 5. COMMUNICATIONS AND REPORTS ## (a) Council Update ## Next City Council meeting: August 3, 2026 ## Next Planning Commission meeting: August 24, 2026 (b) Upcoming items ## 6. MISCELLANEOUS ## 7. ADJOURNMENT Day moved to adjourn the meeting. Malsam seconded. Approved 4-0. Meeting adjourned at 9:00 pm. Respectfully submitted, ## Julia Mullin, Community Development Director Page 4 of 68 ## APPLICANT: Kris Myer, 823 Courtland Court, Shakopee, MN 55378 PROPERTY OWNER: Jack Bennett, 1 Center St, Excelsior, MN 55331 ## LOCATION: 150 Bell Street ## CASE NO.: PC No. 2026-11 ## 60/120-DAY REVIEW 8/24/2026 10/23/2026 ## DEADLINE: ## BACKGROUND The Planning Commission previously reviewed a Residential Review Permit Application for a new two car detached garage at 150 Bell Street at the July 27, 2026 meeting. While reviewing the application the Planning Commission determined that additional materials were required prior to granting a RRP approval in order to clarify materials, confirm driveway layout, and understand placement of garage in relation to slope at the rear. The applicant, Kris Myer, has submitted revised elevations and a revised Site Plan to provide additional clarity. The proposed design conforms with the standards for detached garages in Excelsior’s zoning ordinance (Chapters 11 and 41). ## DETAILS/ANALYSIS DETAILS/ANALYSIS ## Date: ## 150 Bell Street – Application for RRP ## Jess Long, Planner and Julia Mullin, Community ## Development Director ## Planning Commission ## MEMORANDUM ## Re: To : August 24, 2026 ## From: Page 5 of 68 (1) Exemptions. Up to 500 square feet of lot coverage is exempt from the lot coverage limits if a garage is detached, set back 60 feet or more from the front property line, and accessed from the front of the property. The exemption applies only to that portion of the driveway that is required between the rear of the primary structure and the detached garage. ## Neighborhood Notification and Opportunity to be Heard As required by Ordinance Section 42-7 (c) Neighbor Notification and Opportunity to be Heard, property owners within 500 feet of the property have been mailed notice of the meeting and the opportunity to provide feedback at the regularly scheduled Planning Commission meeting on July 27, 2026. ## RRP Criteria The City Architect’s revised review is attached. The following is planning staff’s review based on revised materials submitted on August 17, 2026. 1. Massing and scale of new structure should be compatible with neighboring structures. Initially the proposed garage was 16’ tall. The applicant reduced the height of the garage so that a variance would not be required. The proposed garage height has been reduced an additional 8” to 14’ 2”. The reduced height is compatible with the home on the parcel as well as the homes and detached garages adjacent to 150 Bell Street. The additional massing of ## Standard Required – R2 Existing Proposed Minimum Lot Area 10,000 sf 6,767 sf 6,767 sf Minimum Lot Width 60’ 68.33’ 68.33’ Side yard setback (detached garages) 3’ 3’ 3’ Rear yard setback (detached garages) 3’ 3’ 3’ ## Maximum Building ## Coverage 25% of lot area = (1,691 sf) 1,222 sf (18%) 1,556 sf (22.9%) ## Maximum Lot Coverage (1) 42% of lot area= (2,842 sf) 1,772 sf (26.2%) 2,193 sf (32.4%) Driveway exemption = 1,914.5 sf (28.3%) Maximum Height 16 14’ 2” ## Maximum Area (detached garage) 624 square feet on lots of less than 12,000 square feet 242 sf 576 sf Page 6 of 68 the proposed two car garage will be partially hidden from the street view by the principal structure. 2. The size and mass of a new structure should be compatible with the size of the property. The detached garage is larger than the existing single car garage, however the new two car garage does not overwhelm the lot. The position of the garage to the rear of the parcel and adjacent to the neighbor’s detached garage reduces the visual impact from the public right of way. 3. A new structure should follow alignments that are predominant on the street and compatible with neighboring properties. The existing detached garage is located at the rear of the parcel. The neighboring properties, 140 Bell and 160 Bell, also have garages located at the rear of the parcel. The proposed garage will maintain the existing alignment with the neighboring properties. 4. A new structure’s design should respect the site’s natural slope and features, minimizing cut, fill and retaining walls. The proposed garage will be integrated with the existing slope. Changes to the existing retaining wall will require engineered plans to be reviewed by the City Engineer. He has conducted a preliminary review and identified no issues. 5. Consider front porch element in design of new structures. Not applicable to this proposal. 6. A new structure should be detailed as four-sided architecture. The proposed garage has a simple design that is consistent with the existing garage and the neighboring garage. The simple design will not overwhelm the design of the new second story addition to the principal structure. The applicant has provided additional information on the proposed materials. The proposed design is compatible with and mirrors design elements of the principal structure. Page 7 of 68 Figure 1 Approved elevations of principal structure 7. Consider neighbor views, privacy and sunlight in placement and size of a new structure’s elements. The expanded garage will have minor impact on the views privacy and sunlight of neighboring properties. Recommended Conditions of Approval. Staff recommends the following conditions with approval of this Residential Review Permit application: 1. The applicant shall obtain all necessary City, watershed district, and other government entity permits and approvals including but not limited to building permits, grading, and erosion control plans, etc. 2. The RRP shall expire one year from the date of adoption of the resolution if not acted upon. 3. The applicant shall submit any grading or retaining wall designs to the City Engineer for review. ## RECOMMENDED PLANNING COMMISSION ACTION The Planning Commission shall review revised plans for the Residential Review Permit application which was continued at the July meeting. Staff recommends that the Planning Commission approve the Residential Review Permit application with the proposed conditions. Page 8 of 68 1 ## Excelsior Good Neighbor Guidelines PLAN Review ## 150 BELL STREET 08/20/2026 (REVISED FROM 07/21/26) ## Guidelines (7) Review Criteria 1. Massing and scale of a new structure should be compatible with neighboring structures  Ensure that the massing and scale of a new structure is visually compatible with neighboring structures, with special attention to design of upper levels and roofs.  Consider incorporating the following mass mitigation techniques to align with neighborhood patterns:  Street facing gable  One story open front porch  Step-downs  Upper level components that are 1/2 story rather than full story  Roof planes that are broken up (no large unarticulated planes)  Offset structure components to break up bulk and large flat planes (gable and wing)  Separate components by breezeway or one story element  Garage located 60' back from front street  Highly creative design that reduces the perception of bulk  A “tunnel effect,” which results from tall walls placed close together, should be avoided through one-story additions or step-backs  Maintain consistency with the street wall on all sides (including corner lots) and design façade width to reflect the established range of neighboring structure widths.  Ensure that the height of a new structure is within the height range of neighboring structures and floor-to- floor heights are compatible with those of neighboring structures.  Position taller portions of a structure away from neighboring structures of lower scale to minimize looming effects and shading of neighboring structures, or step down the structure toward lower-scaled neighboring structures. The project proposes demolishing an existing rear-yard single stall garage (plan dimensions about 12-0 x 20-0) and replacing it with a new two-stall garage (plan dimensions about 24-0 x 24-0, with a 14-10 high gabled roof). The existing driveway will continue to be used to access the garage. The extent of proposed new driveway paving connecting to the garage has been revised to show proposed layout. It appears the location and size of the proposed garage results in only about 13-4 from garage door to existing house’s rear porch, possibly limiting vehicular access to the full width of the garage. Applicant has provided a site drawing indicating proposed paving and coverages. The proposed garage is in the southwest corner of the site (as the existing garage was), with a proposed 3-0 setback at side and rear yards. The property immediately adjacent to the garage sideyard (140 Bell) has an existing 1-stall garage, set back a similar sideyard distance. Generally, the height, massing and scale of the proposed garage seem compatible with neighborhood structures and context. 2. The size and mass of a new structure should be compatible with the size of the property  Ensure that the structure’s visible building envelope (bulk) is compatible with the property size and with neighboring structures.  Locate the garage to respect existing neighborhood patterns and minimize the garage’s impact on structure massing and street face. The size of the garage relative to its lot size seems reasonably compatible; detached rear-yard garages are seen in other neighboring properties including a one-stall garage in the adjacent lot at 140 Bell. Page 9 of 68 2 3. A new structure should follow alignments that are predominant on the street and compatible with neighboring properties  Respect the established structure location, alignments and open space patterns between neighboring structures when locating a new structure.  Maintain the traditional rhythm of the street face, the orientation pattern and the proportion of built to open space of structures facing the street, including each side of a corner lot.  Design the site footprint of a structure to be compatible with the existing lot coverage pattern of neighboring structures. The garage is generally located where the existing smaller garage was, adjacent to a neighboring garage, and follows existing neighborhood pattern alignments. 4. A new structure’s design should respect the site’s natural slope and features, minimizing cut, fill and retaining walls  Ensure that grade changes do not change the character of the street face or the relationship of the structure to neighboring structures.  Respect the site’s natural slope and minimize cut, fill and retaining walls.  Use structure stepbacks and stepdowns at the slope to break up massing and continuous walls. The site has a steep grade up in the rear yard with an extensive retaining wall. Drawings do not clearly show how the proposed structure and retaining wall intersect. Applicant should clarify how retaining wall and garage relate to each other, and how grades and drainage are managed around the rear of the garage. 5. Consider front porch element in design of new structures  Use an unenclosed single story front porch to break up a structure’s massing on the street face. Not applicable 6. A new structure should be detailed as four-sided architecture  Use an unenclosed single story front porch to break up a structure’s massing on the street face.  Arrange openings to reflect the traditional alignment of openings in neighboring structures to avoid large, unbalanced wall expanses. The design detailing, new windows and siding materials are consistent with the house, with all four elevations of the garage - provided. Drawings indicate siding materials and detailing appropriately matching the existing house. Garage should have siding types and corner details consistent with main house and windows. Drawings appear to indicate this. No windows are indicated in plan at one side or rear elevations. Typically, four-sided design may indicate windows to be in two or all three of the non-garage door elevations, but considering the location of this garage and the obscured visibility of the side and rear elevations, a single window on the door side elevation may be acceptable. The window shown, has been made larger and more vertically proportioned to be consistent with window proportions of the house. The side and rear elevations indicates a full-height CMU block at rear of garage. Site plan indicates this wall to be 6-0 high maximum; drawings show it full-height, approximately 8-8. Applicant should clarify. 7. Consider neighbor views, privacy and sunlight in placement and size of a new structure’s elements.  Locate decks, balconies, and pools to consider privacy of neighboring properties.  Due to location on site and size, and rear-yard grading, the garage should have little impact on neighbor views, privacy and sunlight. Minimize interruption of the sunlight, skyplane, and views for neighboring structures. Page 10 of 68 ## FD 1/2" I.P. ## FD 1/2" I.P. ## FD PLS (#UNKNOWN) ## FD 1/2" I.P. ## EXISTING DRIVEWAY ## EXISTING HOUSE ## SHED ## OVERHANG ## PORCH ## 50' WIDE PUBLIC RIGHT OF WAY ## BITUMINOUS SURFACE ## BUILDING HIEGHT=15'± ## FFE=949.6 947.5 ## RETAINING WALLS 17.5 26.1 13.2 ## PROPOSED 24X24 ## SHED ## FFE=948.5 ## (MATCH EXISITING ## SHED ## FOUNDATION) ## PROPOSED ## DRIVEWAY ## ADDITION 3.2 3.0 ## DRIVEWAY ## TO BE ## REMOVED ## RETAINING WALLS TO TIE INTO BACK OF ## GARAGE, CONCRETE BLOCK TO BE LESS ## THAN 6' IN HEIGHT 3.0 ## FOUND MONUMENT ## POWER POLE ## OVERHEAD ELECTRIC kaleb.kadelbach@apex-landsurveying.com ## PH: (763) 388-0056 ## APEX JOB NO. 25801 ## CLIENT INFORMATION: ## JACK BENNETT ## 150 BELL ST ## EXCELSIOR, MN 55331 ## FIELD DATE:12/09/25 ## LEGAL DESCRIPTION PER DOC. NO. 11403067: The Northeasterly 100 feet of Lot 7 and the Northwesterly 18 feet of the Northeasterly 100 feet of Lot 8, Latham Brothers' Addition to Excelsior, Hennepin County, Minnesota. ## SURVEYORS CERTIFICATION: ## I HEREBY CERTIFY THAT THIS SURVEY, PLAN, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED LAND SURVEYORUNDER THE LAWS OF THE STATE OF MINNESOTA ________________________________________ _______________ ## KALEB J. KADELBACH (LICENSE NO. 57070) ## DATE ## SURVEYOR NOTES: ## 1. BEARING ARE BASED ON THE HENNEPIN COUNTY COORDINATE SYSTEM NAD83 2011 ADJUSTMENT 2. ELEVATION ARE BASED ON THE NAVD88 DATUM, MNCORS GEOID 183. APEX LAND SURVEYING, LLC PREPARED THIS SURVEY WITHOUT THE BENEFIT OF CURRENT TITLE WORK. ## THE PROPERTY SHOWN IS BASED ON A LEGAL DESCRIPTION PROVIDED BY YOU THE CLIENT OR A GENERAL REQUEST AT THE APPROPRIATE COUNTY RECORDER'S OFFICE. EASEMENT, SITE RESTRICTION OR ADJOININGDEED CONFLICTS MAY EXIST WHICH AFFECT SUBJECT PROPERTY AND ARE NOT SHOWN BY THIS SURVEY. WERESERVE THE RIGHT TO REVISE THE SURVEY UPON RECEIPT OF A CURRENT TITLE COMMITMENT OR TITLE ## OPINION. ## 4. SNOW, SNOW PACK AND/OR ICE CONDITIONS WERE PRESENT ON THE DAY(S) OF THE FIELD SURVEY. SOME ## AREAS OF THE SITE HAVE BEEN OBSTRUCTED AND THE VISIBILITY, OBSERVANCE AND/OR ACCESSIBILITY OF ## IMPROVEMENTS, UTILITIES ARE SHOWN TO THE BEST OF OUR ABILITY. FIELD DATE: 12/09/2025 ## 5. PROPOSED GARAGE CONSTRUCTION NOTES: ## A. MATERIALS TO MATCH THOSE OF THE HOUSE (SIDING, ROOFING, CORNER PIECES) ## B. GABLE AND TRIM TO MATCH THAT OF THE HOUSE ## C. CONCRETE BLOCK AT THE REAR OF THE GARAGE: MUST BE ONLY 6' TALL AND TIE INTO EXISTING ## RETAINING WALLS, MATCHING EXISTING GRADE. ## IMPERVIOUS SURFACE CALCS: ## TOTAL LOT AREA: 6,767 SQ. FT. (0.16 ACRES) ## EXISTING DRIVEWAY: 550 SQ. FT. ## SHED: 242 SQ. FT. ## EXISTING HOUSE: 796 SQ. FT.PATIO/PORCH: 184 SQ. FT.RETAINING WALLS & OVERHANG: 132 SQ. FT. ## TOTAL LOT COVERAGE: 1,904 SQ. FT. (28.1% COVERAGE) ## PROPOSED GARAGE: 576 SQ. FT.PROPOSED DRIVEWAY: 120 SQ.FT. ## SHED TO BE REMOVED: -242 SQ. FT. ## DRIVEWAY TO BE REMOVED: -33 SQ. FT.PROPOSED IMPERVIOUS: 2,325 SQ. FT. (34.3% COVERAGE) ## GRAPHIC SCALE 0 1" = 20' 10' 20' 40' EXISTING BUILDING CONDITIONS:LOW POINT WITHIN 7' OF STRUCTURE = 947.5BUILDING HEIGHT @ 948.4 = 14.6±BUILDING HEIGHT ELEVATION = 963.0BUILDING HEIGHT (LOW PT - TOP ELEV.) = 15.5'± 8/18/2026 Page 11 of 68 1 ## JOB #232789 ## AUGUST 1, 2026 ## ISSUE ## REVISIONS ## SHEET # ## OF 1 ## BENNETT RESIDENCE ## ADDITION & REMODELING FOR: ## EXCELSIOR, MN ## 150 BELL STREET Page 12 of 68 ## APPLICANT: Jon Monson, Landschute, 202 Water Street, MN 55331 PROPERTY OWNER: Teresa Kain & Norman Domholt, 349 West Lake Street, Excelsior ## LOCATION: 349 West Lake Street ## CASE NO.: PC No. 2026-12 ## 60/120-DAY REVIEW : 10/2/2026 12/1/2026 ## Background Jon Monson of Landschute has submitted applications for a Residential Review Permit and variances from front yard setback and height requirements to construct a new single-family home at 349 West Lake Street. The proposed construction would require demolition of the existing 1880 home. The property is not designated as a Landmark property and does not require Heritage Preservation Commission review. The property is located in the R-2 District and contains 12,936 square feet. An existing nonconforming detached tuck-under garage along Maple Street will be removed as part of the demolition of the primary structure. The applicant also proposes improvements to retaining walls located within the public right-of-way along Maple Street. The City will require an encroachment agreement before any improvements are made to retaining walls within the public right-of-way. ## 1. RESIDENTIAL REVIEW PERMIT APPLICATION REVIEW ## NEIGHBORHOOD CHARACTER The parcel is located in the R-2 District at the corner of West Lake Street and Maple Street. The surrounding neighborhood includes a mix of one- and two-story homes. The adjacent homes on Maple Street are primarily one-story structures, while homes along West Lake Street are generally two-story single-family homes. The adjacent property to the south, located at the corner of West Lake Street and George Street, is also a two-story single-family home ## Date: ## 349 West Lake St – Application for RRP and Var ## Jess Long, Planner and Julia Mullin, Community ## Development Director ## Planning Commission ## MEMORANDUM ## Re: ## To: August 24, 2026 ## From: Page 13 of 68 ## DETAILS/ANALYSIS Page 14 of 68 ## Standard Required – R2 District Existing Proposed Minimum Lot Area 10,000 sf 12,936 12,936 sf Minimum Lot Width 60’ 84’ 84’ ## Front Yard Setback* Principal structures on corner lots or next to only one existing principal structure shall match the front yard setback of the adjacent home. Adjacent = 62.6 54.9’ 43.9’ Rear Yard Setback 35’ 46.1’ 35.2’ ## Minimum Side ## Setback ROW 15’ from ROW 31.8’ 18.2’ ## Minimum Side ## Setback 10% of lot width + 2’ 10.4’ 22’ ## Maximum Lot ## Coverage 12% (lot area) + 2100= 3,652 sf 2,751 sf 3,584 sf ## Maximum Building ## Coverage 5% (lot area) + 2100 = 2,746 sf 1,949 sf 2,676 sf ## Maximum Height 29’ (lot width greater than 70’) 35.6’ 35.25’ Front wall plane 16’ max without a 2’x 8’ offset 16’ Side wall plane ## Maple Street 32’ max without a 2’x8’ offset 23’ 4” garage wall plane Side wall plane 32’ max without a 2’x8’ offset 17’ Rear wall plane 32’ max without a 2’x8’ offset 25’ 4” Attached garage with street-facing doors** Be recessed at least 10’ from front wall plane 12’ 8” Individual garage doors not greater than 64 sf each 64 sf Garage door opening limited to 8’ height maximum*** 8’ Page 15 of 68 Garage: The proposed attached tuck-under garage will be located at the existing elevation of Maple Street, which is lower than the natural grade of the hill on which the new home will be constructed. The garage will include two doors, each measuring 64 square feet, and will be recessed 13 feet 2 inches from the side wall plane. The Planning Commission should consider whether reducing the roof ridge line would lessen the massing of the garage and the overall home. Materials: The applicant is proposing six-inch lap siding along the first story, cedar shingle siding on the second story, fieldstone veneer for along the foundation, and asphalt shingles for the roof. Landscaping and Tree Preservation: The applicant has identified trees that will be removed to incorporate the new structure. The applicant has met with the City Arborist to identify trees that must be removed as well as protections that will be necessary to protect trees marked for preservation. ## Neighborhood Notification and Opportunity to be Heard As required by Ordinance Section 42-7 (c) Neighbor Notification and Opportunity to be Heard, property owners within 500 feet of the property have been mailed notice of the meeting and the opportunity to provide feedback at the regularly scheduled Planning Commission meeting on August 24, 2026. ## RRP Criteria The City Architect’s review is attached. The following, in italics, is Planning Review. 1. Massing and scale of new structure should be compatible with neighboring structures. Garage not to exceed 800 sq ft or 75% of footprint 777 sf *Sec. 41-3. Principal structures on corner lots or next to only one existing principal structure shall match the front yard setback of the adjacent home. **Sec. 41-10. (e) 2 c. Street facing garage doors shall be recessed at least ten feet from the longest front or side wall plane of the principal building. ***Sec. 11-1. (e) 5 The garage door opening shall be limited in height to eight feet as measured from the driveway apron or grade at the door opening. Page 16 of 68 The proposed home has reduced height when compared to that of the existing structure. However, the proposed home will still require a height variance and will extend closer to West Lake and Maple Streets. The neighborhood is a mixture of single and two story homes. The new two and a half story home (with partially exposed basement) is replacing an existing two and a half story home. Reducing the height of the garage could lessen the overall impact of the massing of the home as the home is located closer to Maple Street than the existing home. 2. The size and mass of a new structure should be compatible with the size of the property. The parcel is 12,963 sf, which is relatively large, and a two story single family home is compatible with the lot. The natural slope of the property impacts the measured final height of the home. The new home will sit closer to public rights-of-way which will increase the massing as viewed by the public. The lot’s size and position at the corner of West Lake Street and Maple Street will reduce the impact of the structure on the immediate neighbors on George and Maple. 3. A new structure should follow alignments that are predominant on the street and compatible with neighboring properties. The property requires a front yard setback variance due to Section 41 -3 of the zoning code, which requires that corner lots match the front yard setback of the adjacent property. The proposed 43.9’ setback is greater than the typical 20-30’ setback required by other residential properties. The proposed front yard will still allow for open space and is compatible with neighboring properties 4. A new structure’s design should respect the site’s natural slope and features, minimizing cut, fill and retaining walls. The proposed attached garage has been built into the existing hill. This will allow access and prevent a steep driveway. There are new proposed retaining walls that the City Engineer must review prior to building permit issuance. 5. Consider front porch element in design of new structures. The proposed home will have two covered porches that face both Maple Street and West Lake Street. The porches are not large but add architectural detail to the home. Page 17 of 68 6. A new structure should be detailed as four-sided architecture. The proposed home is well-detailed on all four elevations using windows and materials. 7. Consider neighbor views, privacy and sunlight in placement and size of a new structure’s elements. The proposed home’s location on the natural hill will cause an impact to neighbors. The proposed home is located generally where the existing structure sits, however the larger footprint will have some additional impact on neighboring properties. ## Variance Analysis The Applicant requires variances from front yard and building height requirements. ## Variance Review Criteria The Excelsior Zoning Code, per MN Statute, requires that a variance request be evaluated according to the following criteria: 1. Is the property owner proposing to use the property in a reasonable manner not permitted by the ordinance? The applicant proposes to use the property to build a new single family home. A single family home is a reasonable use for this parcel. The design and style of the proposed home is compatible with the style of homes in Excelsior. 2. Is the plight of the property owner due to circumstances unique to the property that have not been created by the landowner? a. Front yard setback The required front yard setback of property is 62.2 feet from the property line along West Lake Street. Increasing this setback so that it matches that of the neighbor would shrink the rear yard setback; the placement of the home on the parcel lessens impacts on both neighbors, and the requirement that the setback match that of the neighbor is not reasonable here but the neighboring parcel, on George Street, has a different orientation to the street. The need for a variance is caused by the Section 41-3 of the zoning code which requires principal structures on corner lots or next to only one existing principal structure shall match the front yard setback of the adjacent home. The adjacent home, 101 George Street, has 62.6’ front yard setback. The unique placement of both lots has created a large front yard requirement. b. Building height Page 18 of 68 The submitted elevations identify a lowest grade elevation of 962 feet and a proposed building height of 35 feet 5 inches. There is an approximately 9-foot change in elevation from the front of the existing structure to the front property line and an approximately 6- foot change in elevation from the side of the structure to the property line along Maple Street. The natural slope of the property contributes to the proposed building height and results in the need for a height variance. 3. Will the variance, if granted, alter the essential character of the area? The applicant has designed a home whose features are consistent with the character of the area. The height of the building is cause by natural grades on the lot and the front yard setback request is cause by the need to match the adjacent property that is also uniquely located on the corner of West Lake Street and George Street. Other design features share the cottage style seen in surrounding homes. The variances requested are required because of the unique features and location of the property. The variances, if granted will not alter the essential character of the area. 4. If a variance is granted, will the outcome be (a) in harmony with the purpose and intent of the ordinance, and (b) consistent with the Comprehensive Plan. The proposal meets the following Goal of the Comprehensive Plan for Residential Areas. City policy supports the enhancement of housing and residential neighborhoods. ## Goal: Maintain the Community’s image and desirability as a great place to live and raise a family by preserving and enhancing the quality, character, safety and appeal of residential neighborhoods and developments, and providing diversity in its housing stock and unit types. Front yard setback variance: The purpose of the front yard setback requirement is to prevent overcrowding and preserve separation from the public right-of-way. The front yard setback cannot be increased without reducing the rear yard setback. The proposed 43.9-foot setback is greater than the typical 20- to 30-foot front yard setback in the R-2 District. The adjacent corner property at 101 George Street appears to face George Street; however, it technically has a front property line along West Lake Street. When measured from West Lake Street, that property has a front yard setback of 62.6 feet. Ordinance requires that the front corner lots match the adjacent property’s setback. The proposed 43.9-foot setback is the minimum variance necessary to avoid further impacts to other setbacks on the property or changes to the structure’s design. Building height variance: The intent of the building height standard is to reduce the impact of structures on neighboring properties and to ensure new construction is compatible with the Page 19 of 68 mass and scale of existing original homes in Excelsior. The Planning Commission should discuss whether reducing the height from that of the existing structure, but still not meeting the height standard has met the intent of the ordinance due to the unique topography of the lot. Reducing the height of the garage could help the proposed building height conform with the intent of the standard. ## Public Hearing ## As required by City Ordinance ## Appendix E, Section 6-6 – Procedures Variances, the Planning Commission shall conduct a duly noticed public hearing on the Variance application at their regularly scheduled meeting on Monday, August 24, 2026. Recommended Conditions of Approval. Staff recommends the following conditions with any approval of this Residential Review Permit and Variance: 1. The applicant shall obtain all necessary City, watershed district, and other government entity permits and approvals including but not limited to building permits, grading and erosion control plans, etc. 2. The City Engineer shall review and approve the grading and stormwater plans. 3. The plans shall be consistent with the survey and plans included in the August 24, 2026, Planning Commission packet. 4. The RRP and Variance shall expire one year from the date of adoption of the resolution if not acted upon. ## RECOMMENDED PLANNING COMMISSION ACTION The Planning Commission shall hold a public hearing for the Residential Review Permit and Variance applications. Staff recommends that the Planning Commission discuss with the applicant the height and mass of the structure and whether there is opportunity to further reduce the height of the garage as a way of reducing the overall massing of the proposed home. Staff recommends approval of the Residential Review Permit with any changes identified by the Planning Commission. Staff also recommends that the Planning Commission recommend approval of the variance to the City Council. Page 20 of 68 1 ## Excelsior Good Neighbor Guidelines PLAN Review ## 349 W LAKE STREET 08/19/2026 ## Guidelines (7) Review Criteria 1. Massing and scale of a new structure should be compatible with neighboring structures  Ensure that the massing and scale of a new structure is visually compatible with neighboring structures, with special attention to design of upper levels and roofs.  Consider incorporating the following mass mitigation techniques to align with neighborhood patterns:  Street facing gable  One story open front porch  Step-downs  Upper level components that are 1/2 story rather than full story  Roof planes that are broken up (no large unarticulated planes)  Offset structure components to break up bulk and large flat planes (gable and wing)  Separate components by breezeway or one story element  Garage located 60' back from front street  Highly creative design that reduces the perception of bulk  A “tunnel effect,” which results from tall walls placed close together, should be avoided through one-story additions or step-backs  Maintain consistency with the street wall on all sides (including corner lots) and design façade width to reflect the established range of neighboring structure widths.  Ensure that the height of a new structure is within the height range of neighboring structures and floor-to- floor heights are compatible with those of neighboring structures.  Position taller portions of a structure away from neighboring structures of lower scale to minimize looming effects and shading of neighboring structures, or step down the structure toward lower-scaled neighboring structures. The project is on a large corner lot, and proposes demolishing an existing 2-1/2 story home with detached garage and replacing it with a home and tuck-under garage. Neighboring structures and topography are varied. Maple Street has mostly 1 and 1-1/2 story houses, though W. Lake has some two-story-plus homes nearby. Adjacent house to the SE #124 is a small lot with a one story rambler; adjacent to the SW is #101 on a larger lot with a mostly 2-story home. Though the height of the proposed home is lower than the height of the existing, the massing and scale of the proposed design is greater than the existing, and greater than many of the adjacent homes. One notable change is the additional footprint and massing moving 13.6’ closer toward Maple Street (an 18.2’ setback vs. existing 31.8’). This massing change is emphasized by existing topography and grades, with the main floor (both existing and proposed) set about 13-0 above sidewalk level. The proposed footprint also expands toward W. Lake Street and the neighbor to SE, but these impacts are somewhat diminished by the larger setbacks at those locations. A new, stepped +/- 8-0 retaining wall is proposed along Maple. The proposed design creatively incorporates gables, setbacks and articulation which reduce and mitigate the massing of the overall structure. The massing is appropriately stepped down at the garage near the adjoining SE neighbor #124. The SE corner of the house has a full 3-story appearance due to the grade of driveway access to the tuck-under garage. 2. The size and mass of a new structure should be compatible with the size of the property  Ensure that the structure’s visible building envelope (bulk) is compatible with the property size and with neighboring structures.  Locate the garage to respect existing neighborhood patterns and minimize the garage’s impact on structure massing and street face. The Building mass is relatively compatible with its lot size; without topographic considerations, it could fit well within setbacks. The mass and bulk is emphasized by topography and its height on the site, and is large compared to neighboring properties. The removal of the existing garage and incorporation of the new garage in the house helps lessens impact on immediate neighbor to the SE #124. Page 21 of 68 2 3. A new structure should follow alignments that are predominant on the street and compatible with neighboring properties  Respect the established structure location, alignments and open space patterns between neighboring structures when locating a new structure.  Maintain the traditional rhythm of the street face, the orientation pattern and the proportion of built to open space of structures facing the street, including each side of a corner lot.  Design the site footprint of a structure to be compatible with the existing lot coverage pattern of neighboring structures. Alignments of existing houses along Maple are generally located further back than the proposed 18.2’ setback there. However, these houses reflect front-yard setbacks on Maple, while this corner site considers Maple a side-yard, and its setback is allowable. Its alignment along W. Lake seems less impactful on neighbors due to the street configurations and differences in setbacks and orientation of adjacent houses. Given its larger corner lot, lot coverage seems compatible with neighboring properties. 4. A new structure’s design should respect the site’s natural slope and features, minimizing cut, fill and retaining walls  Ensure that grade changes do not change the character of the street face or the relationship of the structure to neighboring structures.  Respect the site’s natural slope and minimize cut, fill and retaining walls.  Use structure stepbacks and stepdowns at the slope to break up massing and continuous walls. The site has a steep grade, with an existing stone retaining wall along Maple proposed to be removed and replaced with +/- 8-0 high stepped boulder retaining walls (approximate heights appear 5-6 at sidewalk and 2-6: applicant can verify). Applicant should clarify construction of the walls (loose boulders vs coursed stone, or other?). The existing house had both front and side entrance sidewalks connected directly to the public sidewalk at Maple Street; the proposed shows only a Maple-facing entrance sidewalk connecting to the to the driveway. 5. Consider front porch element in design of new structures  Use an unenclosed single story front porch to break up a structure’s massing on the street face. There are two small open porches, facing Maple (8-0 x 4-0) and W. Lake (12-0 x 4-6). The W. Lake entrance porch is located within a larger, mostly glazed porch-like massing that resembles/references an enclosed porch (similar to the wraparound screen porch of the existing house). The Maple St. porch is partially recessed into the building mass with a bracketed roof extending above. 6. A new structure should be detailed as four-sided architecture  Use an unenclosed single story front porch to break up a structure’s massing on the street face.  Arrange openings to reflect the traditional alignment of openings in neighboring structures to avoid large, unbalanced wall expanses. The design detailing, materials, windows, trim and siding are all consistent with four-sided architecture design. 7. Consider neighbor views, privacy and sunlight in placement and size of a new structure’s elements.  Locate decks, balconies, and pools to consider privacy of neighboring properties.  Generally, the design seems to consider views, privacy and sunlight concerns. The screened porch and upper deck are located adjacent to open space at neighboring lot, and the elevation of the house is well above adjoining neighbors which helps lessen impact. Minimize interruption of the sunlight, skyplane, and views for neighboring structures. Page 22 of 68 ## A06 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Elevations 35'-5 1/2" ## PROPOSED BUILDING HEIGHT 31'-3 1/2" ## HEIGHT TO GRADE @ ## FRONT OF HOUSE 5'-1 1/2" +/- 6'-5 1/2" ## LOWEST GRADE ELEVATION (962.01) ## EXISTING HOUSE MAIN LEVEL ## ROOF OF EXISTING HOUSE ## WEST LAKE STREET ELEVATION ## CEDAR SHINGLE SIDING, PAINTED ## FIELDSTONE CHIMNEY ## WOOD PANELING, PAINTED ## WOOD OR METAL RAILING ## LAP SIDING, PAINTED ## FIELDSTONE FOUNDATION VENEER ## OUTRIGGERS @ GABLE ENDS ## CUSTOM PROFILE @ EAVES, TYP. ## CLAD WINDOWS, BLACK ## PREMIUM ARCHITECTURAL ASPHALT SHINGLES ## MAXIMUM ALLOWABLE ## RIDGE HEIGHT (29') ## EXISTING HOUSE RIDGE HEIGHT (35.6' +/-) ## WINDOW & DOOR OPENING CALCULATION ## SIDE ## FRONT (W. LAKE ST.) ## SIDE ROW (MAPLE ST.) ## REAR ## SIDE ## ADDITIONAL SURFACES ## WINDOW ## & DOOR ## AREA (S.F.) ## WALL ## SURFACE ## AREA (S.F.) ## PERCENTAGE ## OPENINGS 179 241 1,00917.7% 1,56815.4% 1101,04610.5% 1,37339128.5% ## TOTAL 01180% 9215,11418% ## SCALE: 1/8" = 1'-0" 1 ## NW Elevation (West Lake Street) 04'8'16' Page 23 of 68 Page 24 of 68 ## A01 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Zoning Review ## ZONING DISTRICT: R-2, SINGLE & TWO FAMILY ## SITE & ZONING INFORMATION ## LOT & BUILDING REGULATIONS ## MINIMUM ## REQUIRED ## EXISTINGPROPOSED ## MINIMUM LOT AREA ## FRONT YARD SETBACK ## SIDE YARD SETBACK ## REAR YARD SETBACK ## LOT COVERAGE ## BUILDING COVERAGE ## BUILDING HEIGHT ## SEC. 2-2 DEFINITIONS ## LOT LINE, FRONT. A LOT LINE ABUTTING A STREET ON THOSE ## LOTS WHICH ABUT LAKESHORE THE FRONT LOT LINE SHALL BE ## THE LAKESHORE. ON A CORNER LOT, IT SHALL BE THE ## SHORTEST DIMENSION ON A PUBLIC STREET; IF THE DIMENSIONS ## ARE EQUAL, THE FRONT LOT LINE SHALL BE DESIGNATED BY THE ## CITY. ON A DOUBLE FRONTAGE LOT, THE FRONT LOT LINE SHALL ## BE THE STREET FROM WHICH THE ADDRESS IS ASSIGNED. ## SEC. 41-10 DESIGN STANDARDS FOR SINGLE FAMILY AND ## MULTIPLE FAMILY CONTAINING UP TO FIVE UNITS ## (b) ENTRANCES. PRIMARY ENTRANCES ON PRINCIPAL ## STRUCTURES SHALL FACE THE FRONT LOT LINE AS DEFINED BY ## ARTICLE 2 OF THIS APPENDIX E. SECONDARY ENTRANCES MAY ## BE ORIENTED TO A SECONDARY STREET OR PARKING AREA. ## PRIMARY ENTRANCES SHALL BE CLEARLY VISIBLE AND ## IDENTIFIABLE FROM THE STREET, AND DELINEATED WITH ## ELEMENTS SUCH AS ROOF OVERHANGS, RECESSED ENTRIES, ## LANDSCAPING, OR SIMILAR DESIGN FEATURES. LAKESHORE ## PROPERTIES ARE EXEMPT FROM THIS REQUIREMENT. ## BUILDING FRONT REQUIREMENTS ## LOT WIDTH ## 10,000 S.F.12,936 S.F. 60'84' ## NO CHANGE ## NO CHANGE 62.6'54.9' 10.4' ## SIDE YARD ROW SETBACK15' 35' ## 3,652 S.F. ## 2,746 S.F. 29' ## BUILDING REQUIREMENTS ## STREET-FACING GARAGE DOOR ## SETBACK (NOT APPLICABLE FOR ## TUCK-UNDER GARAGES) ## 10' FROM LONGEST WALL PLANE ## OF PRINCIPLE STRUCTURE ## STREET-FACING SIDE WALL OF ## GARAGE SETBACK ## 6' FROM LONGEST WALL PLANE OF ## PRINCIPLE STRUCTURE ## MAXIMUM SIZE OF GARAGE DOOR64 S.F. & 8' HEIGHT ## MAXIMUM SIZE OF FRONT WALL ## PLANE 16' WIDTH, MINIMUM 2' DEEP x 8' ## WIDE OFFSET EVERY 16', ## COVERED PORCH MAY BE USED ## AS ALTERNATE ## MAXIMUM SIZE OF SIDE OR REAR ## WALL PLANE 32' WIDTH, MINIMUM 2' DEEP x 8' ## WIDE OFFSET EVER 32', COVERED ## PORCH MAY BE USED AS ## ALTERNATE ## TREE PRESERVATION ## MINIMUM TREE DENSITY ## 2 SIGNIFICANT TREES/5,000 S.F. ## REQUIRED NUMBER OF ## SIGNIFICANT/LANDMARK TREES ## 4 (VERIFY) ## TREE DESIGNATIONS* ## *EXCLUDES BOX ELDERS, POPLAR, WILLOW, SILVER MAPLE, BLACK ## LOCUST, & MULBERRY ## SIGNIFICANT TREE ## MIN. DBH 8" ## LIMITATION ON REMOVAL ## MAY BE REMOVED IF MINIMUM TREE ## DENSITY IS MET OR NO ## REASONABLE ALTERNATIVE SITE ## DESIGN COULD BE APPROVED ## LANDMARK TREE30"MAY NOT BE REMOVED UNLESS ## DEEMED HAZARDOUS ## PRESERVATION REQUIREMENTS ## REPLACEMENT REQUIREMENTS ## DBH ## MIN. ## DBH UP TO, ## NOT ## INCLUDING ## # REQ'D ## TREES ## DECIDUOUSCONIFEROUS ## SIZE OF TREE ## REMOVED ## REQ'D NEW ## 4 1/2" CAL. ## TREES 8"15"2 15"20"4 30"30"6 ## HEIGHT ## MIN. ## HEIGHT UP ## TO, NOT ## INCLUDING ## # REQ'D ## TREES ## SIZE OF TREE ## REMOVED ## REQ'D NEW ## 8' TALL ## TREES 8'20'2 ## 20'NO LIMIT4 ## WINDOW AND DOOR OPENINGS ## FACING PUBLIC STREET OR ## SIDEWALK ## MIN. 15% OF EXTERIOR WALLS, ## EXCLUDING GARAGE DOORS ## WINDOW AND DOOR OPENINGS ## FOR ALL EXTERIOR WALLS ## MIN. 10% ## MAXIMUM SIZE OF AGGREGATE ## GARAGES & ACCESSORY ## STRUCTURES ## 800 S.F. ## MAXIMUM SIZE OF ATTACHED ## GARAGE ## 800 S.F. OR 75% OF FOOTPRINT ## OF PRINCIPLE DWELLING, ## WHICHEVER IS LESS 31.8' 22.0' 46.1' ## 1,949 S.F. ## 2,751 S.F. ## BUILDING HEIGHT DEFINITION ## SEC. 14-1 SPECIFIC BUILDING MEASUREMENTS DEFINED ## (b) BUILDING HEIGHT ## (1) BUILDING HEIGHT IS THE VERTICAL DISTANCE MEASURED ## FROM THE LOWEST GRADE TO THE HIGHEST POINT OF THE ## BUILDING EXCLUDING CHIMNEYS AND OTHER BUILDING ACCESSORIES AS SPECIFIED IN SUBSECTION 14-1(b). ## (2) THE LOWEST GRADE SHALL MEAN THE LOWEST POINT OF ## ELEVATION OF THE EXISTING GRADE (OR FINISHED GRADE, IF ## THE FINISHED GRADE IS LOWER THAN THE EXISTING GRADE) ## WITHIN THE AREA BETWEEN THE BUILDING AND THE PROPERTY ## LINE, OR WHEN THE PROPERTY LINE IS MORE THAN SEVEN FEET ## FROM THE BUILDING, BETWEEN THE BUILDING OR PROPOSED ## BUILDING AND A LINE SEVEN FEET FROM THE BUILDING. ## 3,584 S.F. ## 2,676 S.F. 35.6' 43.9' 18.2' 12.9' +/- 35' 35.25' Page 25 of 68 ## A02 © 2026 ## Kain & Domholt ## Residence All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. 8/3/26 ## New Home ## 349 West Lake Street ## Excelsior, MN 55331 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## Site Plan 62'-7 13/64" 15' 10.4' 35'-0" 9' 4' ## LINE OF EXISTING ## HOUSE TO BE REMOVED ## EXISTING GARAGE ## TO BE REMOVED ## EXISTING SHED ## TO BE REMOVED ## NEW HOME ## FOOTPRINT ## DECK ## SCREENED ## PORCH ## NEW DRIVEWAY ## PROPOSED M.L. FFE = 972.8 ## PROPOSED L.L. FFE = 962.85 ## GARAGE BELOW ## SLAB FFE = 962.52 ## MECH.VENTS ## A/C ## W.W. ## TREE TO BE REMOVED ## TREE TO BE REMOVED ## NEW EVERGREEN TREES ## TO BE PLANTED ## EXISTING FFE = 972.7 ## FENCE ## EXISTING FENCE ## A/CGENERATOR ## DOG ## RUN ## REPLACE EXISTING ## RETAINING WALL W/ ## NEW BOULDER WALLS & ## TIE IN NEW WALLS ## (WALLS NOT TO EXCEED 4') ## ALL EXISTING REMAINING ## TREES TO BE PROTECTED ## SIDEWALK ## LINE OF FDN ## BRICK LEDGE ## NEW SHRUBS ## (BUFFER) ## VEGETATIVE LANDSCAPE ## BUFFER ## SHRUBS ALONG ## RETAINING WALLS ## ROOF ## OVERHANG ## 34" RED OAK ## (LANDMARK) ## 31" NORWAY ## SPRUCE ## (LANDMARK) ## 34" RED OAK ## (LANDMARK) ## 35" BURR OAK ## (LANDMARK) ## 22" RED OAK ## (SIGNIFICANT) ## 33" RED OAK ## (LANDMARK) ## 21" NORWAY ## SPRUCE ## (SIGNIFICANT) ## 17" MAPLE ## (DYING) ## 19" NORWAY ## SPRUCE ## (SIGNIFICANT) ## 28" NORWAY ## SPRUCE ## (SIGNIFICANT) ## WEST LAKE STREET ## MAPLE STREET 960 958 956 954 962 964 966 968 970 970 968 966 964 962 960 ## NOTE: TREES INDICATED IN ## RED TO BE REMOVED ## N ## SCALE: 1/16" = 1'-0" 1 ## Site Plan 08'16'32' Page 26 of 68 ## A03 © 2026 ## Kain & Domholt ## Residence All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. 8/3/26 ## New Home ## 349 West Lake Street ## Excelsior, MN 55331 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## Floor Plans 1 2 3 4 5 6 ## UP 1 2 3 4 5 6 7 8 ## UP 8'-0" 2'-0" 29'-0" 24'-6" 23'-4" 27'-0" 13'-2"10'-0"25'-4" 10'-6" 36'-6" 11'-0" 16'-4" 4'-4" 10'-0" 17'-5 1/2" 12'-3 1/4"5'-6" 6'-0" 4'-6 1/2" 6'-0" 9'-4" 74'-10" 48'-6" ## ROOF ## OVERHANG ## GARAGE 23'-8" x 23'' ## 777 S.F. ## (800 S.F. MAX) ## GF = 962.52 ## FFE = 962.85 +/- ## LOWER ## ENTRY ## MECH. ## WORK ## AREA 14'-9" x 9'-10" ## ELEV. ## STORAGE ## B.I. STORAGE ## BEV. FRIDGE & ## FREEZER DRAWER ## MUD ## ROOM/ ## CLOSET ## BENCH ## LOW ## STOR. ## SCREENED ## PORCH ## ABOVE ## MECH EXHAUST ## LOCKERS ## HANGING ## DECK ## ABOVE ## SUMP ## ELEC (400 AMP) ## EGRESS ## WELL ## UNFINISHED 1 ## A08 1 ## A07 1 ## A06 1 ## A09 ## LOWER LEVEL ## BUILDING AREA ## SECOND LEVEL ## TOTAL ## 470 S.F. ## MAIN LEVEL2,309 S.F. ## 1,261 S.F. ## 4,040 S.F. ## FINISHED AREAS ## UNFINISHED AREAS ## GARAGE777 S.F. ## MECH.239 S.F. ## UNFINISHED & STOR.1,107 S.F. ## N ## SCALE: 1/8" = 1'-0" 1 ## Lower Level Floor Plan 04'8'16' Page 27 of 68 ## A04 © 2026 ## Kain & Domholt ## Residence All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. 8/3/26 ## New Home ## 349 West Lake Street ## Excelsior, MN 55331 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## Floor Plans ## DN 1 2 3 4 5 6 ## UP ## W/D 1 ## A08 1 ## A07 1 ## A06 1 ## A09 4'-6" 22'-6" 23'-10" 8'-0" 15'-6" 2'-0" 12'-6" 2'-0" 4'-0"4'-0"12'-0"16'-0" 17'-0" 17'-0" 11'-0" 16'-4" 11'-0" 2'-0" 12'-8"25'-4"10'-0" 6'-0" 5'-0" 6'-0" ## ROOF ## OVERHANG ## PRIMARY ## SUITE A ## PWDR ## OFFICE ## KITCHEN ## TV ## LIVING ## SITTING ## SCREENED ## PORCH ## DECK ## OUTDOOR ## DOG ## AREA ## DINING ## SIDE ## ENTRY ## ELEV. ## P. BATH ## P. CLOSET ## W.I.C. ## PANTRY ## FRONT ## ENTRY ## COFFEE ## 48" REFR 36" ## COOKTOP 8' ## CEILING 9' ## CEILING ## SLOPED ## CEILING ## MW & ## OVEN ## GRILL 8' ## CEILING ## 2-SIDED ## GAS FP ## GAS FP ## OPEN RAIL ## OVEN 8' ## CEILING 8' ## CEILING ## COVERED ## PORCH ## COVERED ## PORCH ## SLOPED ## CEILING ## EGRESS ## WELL ## BELOW ## B.I. BANQUETTE 8'-10" x 4' ## ISLAND ## DWG/R ## LIN 12'-8" x 7'-7" 19'-6" x 18'-6" ## BENCH ## LOWER LEVEL ## BUILDING AREA ## SECOND LEVEL ## TOTAL ## 470 S.F. ## MAIN LEVEL2,309 S.F. ## 1,261 S.F. ## 4,040 S.F. ## FINISHED AREAS ## UNFINISHED AREAS ## GARAGE777 S.F. ## MECH.239 S.F. ## UNFINISHED & STOR.1,107 S.F. ## N ## SCALE: 1/8" = 1'-0" 1 ## Main Level Floor Plan 04'8'16' Page 28 of 68 ## A05 © 2026 ## Kain & Domholt ## Residence All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. 8/3/26 ## New Home ## 349 West Lake Street ## Excelsior, MN 55331 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## Floor Plans ## DN ## DW 1 ## A08 1 ## A07 1 ## A06 1 ## A09 2'-0" 16'-0"20'-0" 2'-0" 2'-0" 35'-6" 20'-6" 17'-0" 12'-6" 16'-0" 23'-6" 2'-0" 36'-0" 9'-0"9'-0"7'-4" 39'-6" 38'-0" ## FIREPLACE FLUE ## PRIMARY ## SUITE B ## STRUCTURE ## BELOW ## ELEV. ## DECK ## GUEST SUITE ## EXERCISE ## LAUNDRY 7'-2" x 6'-3" ## CONTROL ## ROOM ## W.I.C. ## P. CLO. 5'-1" x 12'-8" ## P. BATH 6' x 12'-8" ## 6' S.L. ## B.I. 16'-6" x 13' ## (VAULTED) 13'-8" x 11'-10" ## BATH 5'x8' ## BENCH 9'-8" x 12'-4" ## 3.5/12 PITCH ## 3.5/12 PITCH ## 10/12 PITCH10/12 PITCH ## STRUCTURE ## BELOW ## (FLAT ROOF) ## LOWER LEVEL ## BUILDING AREA ## SECOND LEVEL ## TOTAL ## 470 S.F. ## MAIN LEVEL2,309 S.F. ## 1,261 S.F. ## 4,040 S.F. ## FINISHED AREAS ## UNFINISHED AREAS ## GARAGE777 S.F. ## MECH.239 S.F. ## UNFINISHED & STOR.1,107 S.F. ## N ## SCALE: 1/8" = 1'-0" 1 ## Second Level Floor Plan 04'8'16' Page 29 of 68 ## A06 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Elevations 35'-5 1/2" ## PROPOSED BUILDING HEIGHT 31'-3 1/2" ## HEIGHT TO GRADE @ ## FRONT OF HOUSE 5'-1 1/2" +/- 6'-5 1/2" ## LOWEST GRADE ELEVATION (962.01) ## EXISTING HOUSE MAIN LEVEL ## ROOF OF EXISTING HOUSE ## WEST LAKE STREET ELEVATION ## CEDAR SHINGLE SIDING, PAINTED ## FIELDSTONE CHIMNEY ## WOOD PANELING, PAINTED ## WOOD OR METAL RAILING ## LAP SIDING, PAINTED ## FIELDSTONE FOUNDATION VENEER ## OUTRIGGERS @ GABLE ENDS ## CUSTOM PROFILE @ EAVES, TYP. ## CLAD WINDOWS, BLACK ## PREMIUM ARCHITECTURAL ASPHALT SHINGLES ## MAXIMUM ALLOWABLE ## RIDGE HEIGHT (29') ## EXISTING HOUSE RIDGE HEIGHT (35.6' +/-) ## WINDOW & DOOR OPENING CALCULATION ## SIDE ## FRONT (W. LAKE ST.) ## SIDE ROW (MAPLE ST.) ## REAR ## SIDE ## ADDITIONAL SURFACES ## WINDOW ## & DOOR ## AREA (S.F.) ## WALL ## SURFACE ## AREA (S.F.) ## PERCENTAGE ## OPENINGS 179 241 1,00917.7% 1,56815.4% 1101,04610.5% 1,37339128.5% ## TOTAL 01180% 9215,11418% ## SCALE: 1/8" = 1'-0" 1 ## NW Elevation (West Lake Street) 04'8'16' Page 30 of 68 ## A07 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Elevations 6'-5 1/2" 35'-5 1/2" ## PROPOSED BUILDING HEIGHT 4'-5 1/2" 30'-11 1/2" 5'-1 1/2" +/- ## LOWEST GRADE ELEVATION (962.01) ## EXISTING HOUSE ## MAIN LEVEL ## CEDAR SHINGLE SIDING, PAINTED ## PREMIUM ARCHITECTURAL ASPHALT SHINGLES ## HALF-ROUND GUTTERS @ EAVES ## PANELING, PAINTED ## COLUMN WRAP, PAINTED ## METAL RAILINGS ## FIELDSTONE ## FOUNDATION ## VENEER ## PAVER STEPS ## DECORATIVE ## OVERLAY ## GARAGE DOORS ## 6" LAP SIDING, PAINTED ## ROOF OF EXISTING HOUSE ## PROPOSED RIDGE LINE ## EXISTING ## GARAGE ## MAPLE STREET ELEVATION ## ROOF OVERHANG ## MAXIMUM ALLOWABLE ## RIDGE HEIGHT (29') ## EXISTING HOUSE RIDGE HEIGHT (35.6' +/-) ## BOULDER ## RETAINING WALLS ## SCALE: 1/8" = 1'-0" 1 ## NE Elevation (Maple Street) 04'8'16' Page 31 of 68 ## A08 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Elevations ## ROOF OF EXISTING HOUSE ## LOWEST GRADE ELEVATION (962.01) ## EXISTING HOUSE MAIN LEVEL ## CEDAR DECK W/ WOOD RAILING ## SKIRTING, PAINTED ## WOOD PANELING ## MAXIMUM ALLOWABLE ## RIDGE HEIGHT (29') ## EXISTING HOUSE RIDGE HEIGHT (35.6' +/-) ## SCALE: 1/8" = 1'-0" 1 ## SW Elevation (Side) 04'8'16' Page 32 of 68 ## A09 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Elevations 27'-2" 22'-8" ## ROOF OF EXISTING HOUSE ## LOWEST GRADE ELEVATION (962.01) ## EXISTING HOUSE MAIN LEVEL ## MAXIMUM ALLOWABLE ## RIDGE HEIGHT (29') ## EXISTING HOUSE RIDGE HEIGHT (35.6' +/-) ## SCALE: 1/8" = 1'-0" 1 ## SE Elevation (Rear) 04'8'16' Page 33 of 68 ## A10 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Neighbor ## Elevations ## EXISTING HOUSE ## 101 GEORGE STREET ## (APPROXIMATE) ## 349 WEST LAKE STREET ## MAPLE ## STREET ## GEORGE ## STREET ## M.L. FFE = 968.7 ## TUCK-UNDER GARAGE ## FFE = 958.5 ## PROPOSED ## M.L. FFE = 972.8 ## EXISTING ## GARAGE ## EXISTING HOUSE ## 124 MAPLE STREET ## (APPROXIMATE) ## 349 WEST LAKE STREET ## PROPOSED ## M.L. FFE = 972.8 ## PROPOSED ## G.F. FFE = 962.85 ## M.L. FFE = 969' +/- ## SCALE: 1/16" = 1'-0" 1 ## Neighbor Elevation - 101 George Street 08'16'32' ## SCALE: 1/16" = 1'-0" 2 ## Neighbor Elevation - 124 Maple Street 08'16'32' Page 34 of 68 ## A11 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Surrounding ## Homes ## 349 WEST ## LAKE ## STREET 1 ## Location Map - 101 George Street 2 ## West Lake Street Perspective (Front) 3 ## George Street Perspective (Side) ## 101 GEORGE ## STREET ## 349 WEST LAKE STREET ## FRONT SETBACK: 54.9' ## 101 GEORGE STREET ## SIDE SETBACK: 34' +/- ## 101 GEORGE STREET ## FRONT SETBACK: 62.6' Page 35 of 68 ## A12 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Surrounding ## Homes ## 349 WEST ## LAKE ## STREET 1 ## Location Map - Maple Street Block 2 ## 124 Maple Street 3 ## 140 Maple Street 4 ## 152 Maple Street 140 ## MAPLE STREET 152 ## MAPLE STREET ## SETBACK: 41.9' 124 ## MAPLE STREET ## SETBACK: 64' +/-SETBACK: 49' +/- Page 36 of 68 ## A13 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Existing House ## Historic Photo 1 ## Existing House - Historic Photo (c. 1950s) Page 37 of 68 ## A14 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Existing House ## Historic Photo 1 ## Existing House - Historic Photos (c. 1950s) Page 38 of 68 ## A15 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Existing Image - 1 1 ## Existing House - Maple Street Perspective Page 39 of 68 ## A16 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Proposed Image - 1 1 ## Proposed Design - Maple Street Perspective Page 40 of 68 ## A17 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Existing Image - 2 1 ## Existing House - Driveway Perspective Page 41 of 68 ## A18 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Proposed Image - 2 1 ## Proposed Design - Driveway Perspective Page 42 of 68 ## A19 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Existing Image - 3 3 ## Existing House - Front Perspective Page 43 of 68 ## A20 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Proposed Image - 3 1 ## Proposed Design - Front Perspective Page 44 of 68 ## A21 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Existing Image - 4 1 ## Existing House - Rear Side Perspective Page 45 of 68 ## A22 © 2026 ## COPYRIGHT NOTICE All ideas, designs, plans and specifications are the property of The Landschute Group, Inc.  This copyrighted plan is an instrument of service to be used only by Landschute as it constructs the project for its client. Any other use is unauthorized and strictly prohibited (without Landschute’s express written permission) and subject to copyright protection under Section 102 of the Copyright Act, 17 U.S.C., as amended December 1, 1990, known as the ## Architectural Works Copyright Protection Act of 1990. Protection includes but is not limited to overall form as well as the arrangement of spaces and details of the design.  Under such protection, unauthorized use of these plans, or works resulting from these plans,  can result in the termination and loss of such construction as well as fines up to $100,000 per offense. ## Kain & Domholt ## Residence ## New Home ## PRINTED DATE: 8/3/26 ## 202 Water Street, Suite 202 ## Excelsior, MN 55331 952.470.7416 landschute.com ## PROJECT ADDRESS ## 349 West Lake Street ## Excelsior, MN 55331 ## NOT FOR ## CONSTRUCTION ## SHEET NAME ## Proposed Image - 4 1 ## Proposed Design - Rear Side Perspective Page 46 of 68 tcc 951.97 ## Sign tcc 955.90 ## Power ## Pole 957.4 tcc 957.30 965.4 30" red-oak 964.6 22" red-oak 966.4 14" black-maple 962.2 960.1 961.6 18" norway-spruce 964.6 955.1 954.6 ## Serv 954.6 ## D ## Storm Manhole rim=956.28 ## S ## Sanitary Manhole rim=955.74 ## D ## Storm Manhole rim=949.02 14" sugar-maple 967.7 970.0 16" norway-spruce 965.5 24" norway-spruce 963.3 963.5 961.6 962.3 961.7 tnh 953.79 tcc 957.87 tcc 955.99 tcc 954.39 tcc 950.50 ## S ## Sanitary Manhole rim=946.54 ## S ## Sanitary Manhole rim=947.46 957.2 ## Sign tcc 960.53 ## Serv 961.3 969.0 968.2 967.6 ## G ## Gas ## Meter 28" norway-spruce 970.4 tcc 962.10 tcc 961.77 tcc 961.95 968.9 969.0 32" oak 971.1 30" oak 970.6 970.0 969.7 20" elm 969.7 970.2 969.6 970.5 971.3 ## E Elec. ## Meter 970.6 ## A/C 30" oak 971.0 971.0 971.2 963.7 tnh 952.83 tnh 960.65 20.1 20.3 20.1 20.3 968 966 970 964 962 966 960 960 954 956 958 84.00 0.9 22.0 54.9 13.7 C u r b C u r b 41.9 4.1 ## N 56°39'48" W 154.00 ## S 33°48'23" W ## S 33°48'23" W 84.00 ## S 56°39'48" E 154.00 31.8 9.7 35 10.4 20 15 10.4 ## Residence No. 349 P o r c h S t e p s E g r e s s w e l l S t o o p 7.0 11.6 43.3 8.9 36.5 20.3 ## Residence No. 124 ## Residence No. 101 W o o d F e n c e (over line) ## Wood Fence C o n c r e t e C o n c r e t e ## Shed ## Garage ## Maple Street ## West Lake Street ## George Street P a v e r s O v e r h e a d w i r e s O v e r h e a d w i r e s O v e r h e a d w i r e s P a v e r s tw963.0 bw961.0 tw964.3 bw962.4 tw962.1 bw960.2 B o u l d e r W a l l S t e p s S t e p s L a n d s c a p e ## Power ## Pole ## Tuck ## Under Garage clear 0.5' ## Garage on Line ## Iron Rod Found 0.12' South of corner concrete walk ## FFE=972.7 F:\survey\sheldons subdivision - hennepin\nwly 84 ft lots 1-3 sheldons sub\01 Surveying - 91412\01 CAD\01 Source\01 Survey Base.dwg Basis for bearings is assumed ## Surveyors Certificate 000.0 x000.0 ## Denotes Wood Hub Set for excavation only ## Denotes Existing Elevation ## Denotes Proposed Elevation ## Denotes Surface Drainage ## Denotes Iron Monument ## Denotes Found Iron Monument ## Denotes Proposed Contours ## Denotes Existing Contours NOTE: The only easements shown are from plats of record or information provided by client. ## Drawn By ## Signed ## Gregory R. Prasch, Minn. Reg. No. 24992 Scale: 1" = 30' F.B.No. Project No. I certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota rev ## Address: ## Legal Description 7601 73rd Avenue North ## Minneapolis, Minnesota 55428 (763) 560-3093 ## DemarcInc.com 91412 - ## Existing Conditions Survey For: ## 349 W Lake Street ## Excelsior, MN Surveyed this 4th day of June 2026. ## TERESA KAIN The northeasterly 84 feet of Lots 1 and 2, Block 3, "SHELDON'S SUBDIVISIONS ## OF LOTS 56 TO 60 IN THE VILLAGE OF EXCELSIOR AND OF LOTS 1 TO 5 ## AND 24 TO 27 AND 57 IN SNELLS ADDITION TO EXCELSIOR & OF THE ## TRACT BETWEEN THESE LOTS AND LAKE MINNETONKA" Hennepin County, Minnesota. Property located in Section 34, Township 117, Range 23, ## Hennepin County, Minnesota ## Property Zoned As: R-2 Single and Two Family Residential ## Setbacks: Front: 20' (See Note) ## Side Interior: 10.4' (See Note) ## Side Corner: 15' Rear: 35' ## Existing Hardcover ## Lot Area 12,936 sq ft ## Building 822 sq ft ## Porch 645 sq ft ## Steps 65 sq ft Concrete271 sq ft Steps30 sq ft ## Pavers 39 sq ft ## Pavers 158 sq ft Concrete28 sq ft ## Building 20 sq ft ## Pavers 15 sq ft ## Concrete 150 sq ft Steps46 sq ft Garage396 sq ft Shed66 sq ft ## Total 2,751 sq ft ## Percentage 21.27% NOTE: The front yard setback of a principal structure (or addition thereto) shall be no closer to the street than the average of the front yard setbacks for the principal structures on either adjacent lot on the same block and same side of the street provided that it shall not be closer than 20 feet from the front property line. In the case that the average of the front yard setbacks for the principal structures on either adjacent lot on the same block and same side of the street is greater than 30 feet, the front yard setback of the propose principal structure shall be 30 feet. Principal structures on corner lots or next to only one existing principal structure shall match the front yard setback of the adjacent home. NOTE: For lots 70 feet wide or greater, the interior side setback is 10% of the lot width, plus an additional 2 feet ## Denotes Building Setback ## 06/12/2026 SBL/FFE Page 47 of 68 tcc 951.97 ## Sign tcc 955.90 ## Power ## Pole 957.4 tcc 957.30 965.4 30" red-oak 964.6 22" red-oak 966.4 14" black-maple 962.2 960.1 961.6 18" norway-spruce 964.6 955.1 954.6 ## Serv 954.6 ## D ## Storm Manhole rim=956.28 ## S ## Sanitary Manhole rim=955.74 ## D ## Storm Manhole rim=949.02 970.0 16" norway-spruce 965.5 24" norway-spruce 963.3 963.5 961.6 962.3 961.7 tnh 953.79 tcc 957.87 tcc 955.99 tcc 954.39 tcc 950.50 tcc 950.89 tcc 949.18 ## S ## Sanitary Manhole rim=946.54 ## S ## Sanitary Manhole rim=947.46 957.2 ## Sign tcc 960.53 ## Serv 961.3 969.0 968.2 967.6 tcc 962.10 tcc 961.77 tcc 961.95 968.9 969.0 32" oak 971.1 30" oak 970.6 970.0 969.7 20" elm 969.7 970.2 969.6 970.5 970.6 971.0 971.2 963.7 tnh 952.83 tnh 960.65 966 970 964 962 966 960 960 954 956 958 84.00 13.7 C u r b C u r b 41.9 4.1 ## N 56°39'48" W 154.00 ## S 33°48'23" W ## S 33°48'23" W 84.00 27'0" 8'0" 24'6" 13'2" 23'4" 25'4" 16'4" 10'0" 11'0" 10'0" 29'0" ## Steps ## Steps/Walk D r i v e w a y ## Steps 35.2 17.1 43.9 18.2 62.6 968 970 962 968 970 1'6" 11'6" 36'0" 2%± 12.8 9.2 962.5 ## Residence No. 124 W o o d F e n c e (over line) ## Wood Fence ## Maple Street ## West Lake Street ## George Street O v e r h e a d w i r e s ## Power ## Pole ## Iron Rod Found 0.12' South of corner ## Residence No. 101 ## Proposed Residence 349 screen porch deck Egress well wall wall wall wall wall wall tw970.7 bw968.0 tw964.5 bw962.5 tw970.0 bw966.0 tw966.5 bw962.5 ## S 56°39'48" E 154.00 concrete concrete sidewalk sidewalk F:\survey\sheldons subdivision - hennepin\nwly 84 ft lots 1-3 sheldons sub\01 Surveying - 91412\01 CAD\01 Source\01 Survey Base.dwg Basis for bearings is assumed ## Surveyors Certificate ## Proposed Top of Foundation ## Proposed Garage Floor ## Proposed Basement Floor ## Type of Building ## Proposed First Floor Elevation 972.8 971.19 962.52 962.85 ## Full Basement 000.0 x000.0 ## Denotes Wood Hub Set for excavation only ## Denotes Existing Elevation ## Denotes Proposed Elevation ## Denotes Surface Drainage ## Denotes Iron Monument ## Denotes Found Iron Monument ## Denotes Proposed Contours ## Denotes Existing Contours NOTE: Proposed grades are subject to results of soil tests. Proposed building information must be checked with approved building plan and development or grading plan before excavation and construction. Proposed grades shown on this survey are interpolations of proposed contours from the drainage, grading and/or development plans. NOTE: The relationship between proposed floor elevations to be verified by builder. NOTE: The only easements shown are from plats of record or information provided by client. ## Drawn By ## Signed ## Gregory R. Prasch, Minn. Reg. No. 24992 Scale: 1" = 30' F.B.No. Project No. I certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota rev ## Address: 7601 73rd Avenue North ## Minneapolis, Minnesota 55428 (763) 560-3093 ## DemarcInc.com ## 91412A - ## Site Plan Survey For: ## 349 W Lake Street ## Excelsior, MN Prepared this 30th day of July 2026. ## LANDSCHUTE GROUP Property located in Section 34, Township 117, Range 23, ## Hennepin County, Minnesota ## Legal Description The northeasterly 84 feet of Lots 1 and 2, Block 3, "SHELDON'S SUBDIVISIONS ## OF LOTS 56 TO 60 IN THE VILLAGE OF EXCELSIOR AND OF LOTS 1 TO 5 ## AND 24 TO 27 AND 57 IN SNELLS ADDITION TO EXCELSIOR & OF THE ## TRACT BETWEEN THESE LOTS AND LAKE MINNETONKA" Hennepin County, Minnesota. ## Property Zoned As: R-2 Single and Two ## Family Residential ## Setbacks: Front: 20' (See Note) ## Side Interior: 10.4' (See Note) ## Side Corner: 15' Rear: 35' NOTE: The front yard setback of a principal structure (or addition thereto) shall be no closer to the street than the average of the front yard setbacks for the principal structures on either adjacent lot on the same block and same side of the street provided that it shall not be closer than 20 feet from the front property line. In the case that the average of the front yard setbacks for the principal structures on either adjacent lot on the same block and same side of the street is greater than 30 feet, the front yard setback of the propose principal structure shall be 30 feet. Principal structures on corner lots or next to only one existing principal structure shall match the front yard setback of the adjacent home. NOTE: For lots 70 feet wide or greater, the interior side setback is 10% of the lot width, plus an additional 2 feet ## Existing Hardcover ## Lot Area 12,936 sq ft ## Building 822 sq ft ## Porch 645 sq ft Steps65 sq ft Concrete271 sq ft Steps30 sq ft ## Pavers 39 sq ft ## Pavers 158 sq ft Concrete28 sq ft ## Building 20 sq ft ## Pavers 15 sq ft Concrete150 sq ft Steps46 sq ft ## Garage 396 sq ft Shed66 sq ft ## Total 2,751 sq ft ## Percentage 21.27% ## Proposed-Hardcover ## Lot Area 12,936 sq ft ## Prop-Building 2,453 sq ft Prop-Screen-Porch223 sq ft ## Prop-Pad(s) 19 sq ft Prop-Steps55 sq ft Prop-Steps/Walk159 sq ft ## Prop-Driveway 675 sq ft ## Total 3,584 sq ft ## Percentage 27.71% ## 08/03/2026 Client Comments Page 48 of 68 202 Water Street Suite 202, Excelsior, MN 55331 • 952.470.7416 • info@landschute.com ## Variance Narrative ## 349 West Lake Street August 3, 2026 ## Honorable Mayor, Council, and Commissioners, The property at 349 West Lake Street currently contains a home that was likely built in the 1890s but is now beyond hope of repair. The existing structures are nonconforming. Firstly, the 2.5 story home exceeds the height requirement of 29 feet, as it is approximately 35.6’. In addition, the existing substandard detached garage abuts Maple Street and encroaches into the rear yard and side yard setbacks. The proposed design requires the request of two variances: the building height and the front yard setback. However, the design conforms to the ordinance in terms of building coverage, lot coverage, and other size requirements. Designing a new home on the property has been met with practical difficulties. The property is characterized by a home sitting atop a tall hill, and while this large grade differential is a part of the historic character of the property, it is also a unique circumstance that creates a practical difficulty. The grade drops approximately 17 feet from the rear to West Lake Street and approximately 10 feet from the rear to Maple Street where the proposed garage is located. With the main level being set within a couple of inches of that of the existing home, the design of the proposed home necessitates a tuck-under garage, as the grade differential would otherwise create a steep driveway condition. The tuck-under garage requires cutting a driveway into the existing sloped grade for access and thus requires that the total building height be measured from the lowest point of the driveway within seven feet of the structure. As shown in the attached elevations, the proposed building height is 35’-5 ½”, with the ridge of the roof being approximately five feet lower than the ridge of the existing home. The design has addressed a number of ways in which the effect of the height will be mitigated. Firstly, with the removal of the existing detached garage, the proposed garage will be less imposing. The tuck-under garage is designed to be recessed farther than what the ordinance requires, there is an overhang above the garage doors creating a visual buffer, the street-facing foundation walls are detailed to be fieldstone (which draws inspiration from the existing home), boulder retaining walls terrace up the grade rather than being tall, seven or eight-foot walls, and there will be several vegetative buffers along the walls and around the perimeter of the home. At the front of the house, the design takes inspiration from the existing house and creates the look of a wrap-around porch, allowing the second story to be recessed from the front and side planes of the house and the height to be mitigated. Toward the rear of the lot, the ridge line steps down at the portion of the home above the tuck-under garage where the grade is lower at the driveway. The ridge line is also oriented so that eaves of the main roof face the driveway and the slope of the roof recedes back, minimizing the impact of the height of the roof. Page 49 of 68 202 Water Street Suite 202, Excelsior, MN 55331 • 952.470.7416 • info@landschute.com In addition to the height, another unique circumstance that creates a practical difficulty is the presence of nine large trees, five of which are classified as “landmark,” and four of which are classified as “significant.” The proposed design attempts to impact the least amount of trees possible with the goal or retaining the character of the property. The owners also intend to plant additional trees on the rear of the property and will work with an arborist to protect the remaining seven of the nine trees. A variance for the front yard setback is also being requested. While the property is primarily accessed from the Maple Street side (as it has been historically), the front lot line is considered to be the West Lake Street property line. The ordinance requires a setback of 62.6’, because that is the setback of the neighboring home of 101 George Street to West Lake Street. However, being that the George Street side of the home is functionally the front of the neighbor’s home and not the West Lake Street side, which is set up high on a hill, this is a circumstance unique to the subject property and creates a practical difficulty when it comes to designing the new home. The existing home also does not meet this setback requirement. The existence of the 62.6’ front yard setback is arguably not in keeping with the intent of the ordinance, which aims to promote that new homes follow the prevailing pattern of the neighborhood. In this case, there is no prevailing pattern to be noted due to the unique location and topography of the property. In considering alternatives, if the front wall plane was held back to be compliant with the 62.6-foot setback, the resulting design would require the garage to be closer to the street, the home to be closer to the 101 George Street property, and the overall form would be less in keeping with the character of the property that the design aims to preserve. In terms of the height, no alternative has become evident that would not require a height variance. As noted preciously, even the existing home would require a height variance. If the existing home were to be preserved or rebuilt, it would not be possible to provide a conforming attached garage and driveway. The proposed design, while being different from the existing home, attempts to provide a reasonable home with an attached garage while preserving the character of the property/locality and its context in terms of building location, architectural style, and preservation of seven of the nine large trees on the property. The existence of the sloping grade and the neighboring home location which determines the setback are unique aspects of the property not created by the property owner. The design is consistent with the Comprehensive Plan in that it is architecturally compatible with the neighborhood, retains much of the existing character of the property, and attempts to bring as much into conformance as possible, allowing for the continued use as a single-family home. We believe that this is a reasonable request, and we thank you for your consideration. Page 50 of 68 Page 51 of 68 Page 52 of 68 Page 53 of 68 1 ## APPLICANT/ Property Owner: Don Cheech, LLC ## LOCATION: 300 Water Street ## CASE NO.: PC No. 2026-09 ## 60/120-DAY REVIEW 9/ 25/2026 11/24/2026 ## DEADLINE: ## BACKGROUND The applicant, Don Cheech, LLC, has submitted a Variance application for the construction of a new building at 300 Water Street in the downtown historic district. The parcel is 9,681 sq ft and is zoned Downtown Commercial (DC). The building is proposed to have a restaurant on the main level and either event space or office on the second level. The Heritage Preservation Commission (HPC) is reviewing a Site Alteration Permit application for the project and reviewing the building’s architectural details and materials for compatibility with the Preservation Design Guidelines for new construction in the downtown historic district. ## DETAILS/ANALYSIS ## Standard Required – DC District Existing Proposed Minimum Lot Area NA 9,681 sq ft 9,681 sq ft ## Minimum Lot Width NA 58.34’ 53.34’ ## Front Yard ## Setback/Frontage ## NA 38’ 61’ ## Side Yard Setback NA 1’/10.6’ 0’ Rear Yard Setback 12’ 90’ 89’ Building Height 2 stories not to exceed 28 ‘ 1 story 2 stories, 30’ ## Maximum Lot ## Coverage 100% Approx. 100% 100% ## Date: ## Item 300 Water Street – Application for Variance ## Jess Long, Planner and Julia Mullin, Community ## Development Director ## Planning Commission ## MEMORANDUM ## Re: To : August 24, 2026 ## From: Page 54 of 68 2 ## Parking The proposed survey identifies 14 parking stalls on the parcel. At preliminary review of the parking requirement for a restaurant with liquor and an office or event space, the required number of stalls is not met. The applicant may need a Conditional Use Permit for a Parking Impact Fee in order to satisfy the parking requirement. Before the building permit is issued for this project, the parking requirement must be satisfied. ## Public Hearing ## As required by City Ordinance ## Appendix E, Section 6-6 – Procedures Variances, the Planning Commission shall conduct a duly noticed public hearing on the Variance application at their regularly scheduled meeting on Monday, August 24, 2026. ## Variance Review Criteria The Excelsior Zoning Code, per MN Statute, requires that a variance request be evaluated according to the following criteria: 1. Is the property owner proposing to use the property in a reasonable manner not permitted by the ordinance? The applicant proposes to construct a 2-story commercial building in the downtown historic district. The design proposes 12’ ceilings on the first level and 10’ ceilings on the second level. This is a reasonable use of the property. 2. Is the plight of the property owner due to circumstances unique to the property that have not been created by the landowner? There is a 3’ change in elevation on the parcel, from 950’ at the front of the parcel on Water Street to 953’ at the rear of the parcel. The elevation of the grade at the front of the building is 950’ and at the rear of the building is 952’. At the back of the building, from grade, the height will measure 28’ and at the front it will measure 30’. The proposed ceiling heights are reasonable, the space between ceiling and floor which holds framing and utilities is a reasonable height, and the parapet is designed at an appropriate scale. 3. Will the variance, if granted, alter the essential character of the area? Conceptual plans for the proposed structure were reviewed and approved by the HPC in March. The architectural plans are before the HPC on August 25 th for approval. The building as proposed is compatible with other buildings in the downtown historic district, and the 2-story 30’ height will not alter the essential character of the area. Page 55 of 68 3 4. If a variance is granted, will the outcome be (a) in harmony with the purpose and intent of the ordinance, and (b) consistent with the Comprehensive Plan. The intent of the height standard in the downtown commercial zoning district is to ensure buildings are compatible with the historic buildings around them, and that the overall character and pedestrian orientation of the downtown is preserved. The proposed building is two stories and elevation change on the parcel results in the rear of the building being 28’ in height, measured from grade, and the front of the building 30’. The intent of the ordinance is met. ## RECOMMENDED PLANNING COMMISSION ACTION The Planning Commission shall hold a public hearing for the Variance application. Staff recommends that the Commission recommend approval to the City Council with the following conditions. ## RECOMMENDED CONDITIONS OF APPROVAL If approved, Staff recommends the following conditions: 1. The applicant shall obtain all necessary City, watershed district, fire district, and other government entity permits and approvals including but not limited to building permits, grading and erosion control plans, etc. 2. The HPC shall review and approve the Site Alteration Permit for the new building. 3. The number of required parking stalls for the two proposed uses is not met on the parcel. Prior to issuance of a building permit, the parking requirement must be satisfied. 4. The city engineer shall review the final grading and stormwater management plan. 5. The Variance application shall expire one year from the date of adoption of the resolution if not acted upon. ## Attachments ## 1. Variance Application 2. Existing and proposed property surveys 3. Building elevations Page 56 of 68 Page 57 of 68 Page 58 of 68 Page 59 of 68 Page 60 of 68 We are requesting a variance based upon height. It is our understanding that the allowed heigh t in our dis trict is 28 feet, and are requesting a variance to allow 29 feet. The reason s for such variance is that we found after review with our architects and designers, the eleva tions of our building site considers our building 29 feet, and that defined height is the minimum needed to support the necessary mechanic als, in frastructure, and height requirements for a modern 2 story building. Thank you for your consideration of our application. Page 61 of 68 Page 62 of 68 Page 63 of 68 1 ## BACKGROUND In November 2025, the Planning Commission began consideration of a proposed amendment to the zoning ordinance that would remove the exemption for Landmark properties from the Residential Review Permit application. A Landmark property is defined in city ordinance (Chapter 20 Historic Preservation) as: “A property (e.g. The Commons), site, structure or object designated as a ‘landmark’ by the city council as having a high degree of historical, cultural and/or architectural significance.” Any proposed changes to the exterior of a Landmark property are subject to the requirements of Chapter 20 of the city code of ordinances, including review by staff and/or the city’s Heritage Preservation Commission (HPC). As you know, Residential Review Permits are required when volume is added to a residential structure, or a new structure is built in the R1 and R2 zoning districts. Currently, Landmark properties are exempt from this requirement ( Zoning Ordinance, Sec. 42-6 (b)). In 2025, a renovation project, including an addition, was proposed at the Landmark property, located at 262 Lake Street. As per ordinance, plans for the renovation of the existing historic structure which included the addition of an attached garage, were reviewed and approved through a Site Alteration Permit process with the Heritage Preservation Commission (HPC). The attached garage with living space above it added considerable mass to the parcel. While a zoning review was done, to ensure consistency with the zoning ordinance, no review of this proposed addition, from the point of view of compatibility with mass and scale of surrounding properties was done because the property was exempt from the RRP ordinance. It was determined during construction that the height of the approved garage addition was not built as approved, and an after-the-fact variance application for height was reviewed by the Planning Commission and approved by the City Council. During discussions of the proposed variance, both the Planning Commission and City Council commented on the need to explore the possibility of requiring a residential review permit for renovations of Landmark properties, when those renovations result in increased massing on the parcel. ## ANALYSIS ## Date: ## Item 4(d) Ordinance No. 701 Amendment to ## Chapter 42 Residential Review Permit Ordinance ## Regarding Exemptions of Landmark Properties ## Julia Mullin, Community Development Director ## Planning Commission ## MEMORANDUM ## Re: ## To: August 24, 2026 ## From: Page 64 of 68 2 Today, Sec. 42 Residential Review Permit Process of the zoning ordinance requires a residential review permit for projects that propose to increase the mass and scale of a structure in the R1 and R2 zoning districts. It is a priority of the city’s that the mass and scale of renovated structures be compatible with both the subject parcel and the structures around it and we apply the Good Neighbor Guidelines to make this assessment. This ordinance was enacted in 2020. The purposes of this chapter are to: (1) Regulate mass and scale, bulk and orientation of new construction and remodeling; (2) Ensure compatibility of new construction and remodeling with existing surrounding properties; (3) Preserve tree canopy, green space, air and light for existing surrounding properties; (4) Protect and enhance the City of Excelsior's appeal and attraction to residents and visitors; (5) Nothing in this chapter shall be construed to regulate architectural design of new construction and remodeling unless it affects mass, scale, bulk and/or orientation. The ordinance exempts any parcel that requires a site alteration permit from needing a residential review permit. The intent is to support Landmark property owners as they maintain and renovate their homes, keep the review of renovations of historically designated properties streamlined, and avoid burdening Landmark property owners with multiple review processes. There are 28 locally designated Landmark properties (structures and sites) in Excelsior. The list can be found on the city website: https://www.ci.excelsior.mn.us/186/Designation-of-Heritage-Preservation-Sit The HPC uses the Preservation Design Guidelines, found in the City of Excelsior Preservation Design Manual, to review proposed changes to historic properties, and those guidelines limit the additions that the HPC will approve. Generally, additions are limited to the rear elevation of a historic structure. From the ## Preservation Design Guidelines: 1. BEA.14 Additions to historic buildings shall be limited to the rear elevation or the most inconspicuous side of the building so not to overwhelm the original historic structure. 2. BEA.16 Additions shall not visually change the profile of an historic building or streetscape. The HPC has reviewed several proposed additions on Landmark properties over the last few years, however, they are not common. Most alterations to Landmark properties are to the existing structure, and include proposed changes to windows, siding, etc. Removing the exemption from the Residential Review Permit requirement is unlikely to result in many more RRP applications. ## RECOMMENDATION Page 65 of 68 3 Staff is recommending that we require a Residential Review Permit, which entails application of the Good Neighbor Guidelines, for projects on Landmark properties in the R1 and R2 districts that increase mass and scale on Landmark properties, just as it is required for all other residential structures so that we avoid additions that are incompatible with neighboring properties . Just as we concurrently review Residential Review Permit applications and Variance applications for a property, we would conduct these two reviews concurrently: the HPC would review the site alteration permit application and the Planning Commission would review the Residential Review Permit application. Approval of both applications would be required in order for the project to move forward. While RRPs and Variance applications are both reviewed by the Planning Commission and can, therefore, be done at the same meeting, the RRP and the SAP reviews would happen at two meetings, but PC meetings and HPC meetings occur the same week of every month helping streamline the process for property owners. Staff is recommending that Chapter 42 of the zoning ordinance be amended to remove the exemption for Landmark properties. If a Landmark property owner proposes renovations that add volume to the structure, that addition would need to meet the Good Neighbor Guidelines. ## RECOMMENDED ACTION It is recommended that the Planning Commission consider Ordinance 701 removing the exemption of Landmark properties from the residential review permit requirement, hold the public hearing, and recommend approval of the ordinance to the City Council. ## Attachments ## Ordinance No. 701 Page 66 of 68 1 ## ORDINANCE NO. 701 ## AN ORDINANCE AMENDING APPENDIX E, SECTION 42 OF THE EXCELSIOR ## CITY CODE TO REMOVE THE EXEMPTION FOR LANDMARK STRUCTURES ## FROM THE RESIDENTIAL REVIEW PERMIT REQUIREMENT The City Council of the City of Excelsior hereby ordains as follows: Section 1. Appendix E, Article 42 of the Excelsior City Code is amended as follows: Sec. 42-6. Residential review permit—When required. Except as provided herein, a residential review permit is required prior to making any of the following alterations to structures within the R-1 and R-2 zoning districts: (a) New construction, additions or remodels that result in the: (1) Increase of volume of a principal or accessory structure requiring a building permit. (2) Reorientation or change in setbacks of a principal structure or accessory structure requiring a building permit. (b) Exemptions. The following shall not require a residential review permit: (1) Decks under 48 inches in height. (2) Any structure not requiring a building permit. (3) Structures that would require a site alteration permit as outlined in chapter 20 of the Code. (4) Street-facing, single-story porches that are more than 50 percent open at the perimeter. (5) Bay windows and cantilevers not projecting more than two feet from the plane of the façade on which such projection is located. (6) Any minor changes not affecting streetscape elevations or views from any neighboring property as determined by the zoning administrator in consultation with the city architect. Section 2. This Ordinance is effective in accordance with Section 3.06 of the Excelsior City Charter. Adopted by the Council of the City of Excelsior, Minnesota, this _____ day of _______________ 2026. Page 67 of 68 2 ## Gary Ringate, Mayor ## ATTEST: Hilary Vokovan, City Clerk Kristi Luger, City Manager ## First Reading of Ordinance: ## Second Reading and Adoption: ## Publication of Ordinance: ## Effective Date: Page 68 of 68