06-28-11 BZA Agenda Board of Zoning Appeals
Regular Meeting
Tuesday, June 28, 2011
7 pm
7800 Golden Valley Road
Council Chambers
I. Approval of Minutes —August 24, 2010 Special Meeting and September 28, 2010
Regular Meeting
II. The Petitions are:
924 Adeline Lane (11-06-01)
Jane McDonald Black and Archie Black. Applicants
Request: Waiver from Section 11.65 Shoreland Management, Subd. 5(A)
Zoning Provisions
• 7 ft. off the required 75 ft. to a distance of 68 ft. at its closest point
to Ordinary High Water Mark.
Purpose: To allow for the construction of a new garage addition.
1507 Kaltern Lane (11-06-02)
Larrv Shauiro/Provident Real Estate, Applicant
Request: Waiver from Section 11.21, Single Family Zoning District (R-1),
Subd. 11(3)(b) Side Yard Setback Requirements
• 4.6 ft. off the required 12.5 ft. to a distance of 7.9 ft. at its closest
point to side yard (south) property line.
Purpose: To allow for the construction of a new garage addition.
815 Zane Avenue North (11-06-03)
Larrv Spears/Tennant Companv, Applicant
Request: Waiver from Section 11.36, Industrial Zoning District,
Subd. 6(A) Front Yard Setback Requiremen#s
• 17.25 ft. off the required 35 ft. to a distance of 17.75 ft. at its
closest point to front yard (east) property line.
Purpose: To allow for the expansion of the parking lot.
Request: Waiver from Section 11.70, Off-Street Parking and Loading
Regulations, Subd. 3 Minimum Number of Required Off-Street
Parking Spaces
• 36 parking spaces fewer the required 167 parking spaces for a total
of 131 parking spaces
I11. Other Business
IV. Adjournment
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Minutes of a Special Meeting of the
Golden Valley Board of Zoning Appeals
Presentation by Assistant City Attorney Regarding
Standards for Granting Variances under Minnesota Law
August 24, 2010
A special meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday,
August 24, 2010 at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota. City
Planner Joe Hogeboom called the meeting to order at 6:35 pm.
Those present were Board of Zoning Appeals Members Kisch, Nelson, Segelbaum and
Sell, Planning Commissioners Eck, McCarty, Schmidgall and Waldhauser, Mayor Loomis
and City Council Members Freiberg, Pentel, Scanlon and Shaffer. Also present were
Assistant City Attorney Kim Donat, City Planner Joe Hogeboom and Administrative
Assistant Lisa Wittman.
Hogeboom introduced Assistant City Attorney Kim Donat.
Donat referred to her memo dated August 16, 2010 regarding the appropriate standard
for granting a variance under Minnesota law in light of the Minnesota Supreme Court's
recent decision which overturns previous precedent and establishes a strict interpretation
of undue hardship. She explained that the statute has not changed but the Supreme
Court's interpretation has changed. She stated that the Board of Zoning Appeals should
now make the following findings before granting a variance:
A. Strict en forcement of the zoning ordinance would cause undue hardship because
of circumstances unique to the individual property under consideration. Undue
hardship means: a) the property in question cannot be put to a reasonable use if
used under conditions allowed under the zoning ordinance, b) the variance request
is due to circumstances unique to the property not created by the landowner, and
c) the variance, if granted, will not alter the essential character of the locality.
B. And, the variance will be in keeping with the spirit and intent of the City zoning
ordinance.
She discussed the court case that led to the new interpretation and summarized it by
saying if a property can be put to a reasonable use without a variance, the variance
shouldn't be granted.
Pentel noted that the zoning code requires homeowners to have the necessary space to
construct a two-stall garage. She questioned if a variance could be granted using the
reasonable use criteria to allow for a finro-stall garage since it is a City requiremen.
There was discussion regarding the definition of°reasonable" and "reasonable use" such
as modem market standards, unique topography and allowing people to improve their
properties. Donat reiterated that the new interpretation doesn't consider if a homeowner is
Minutes of the Golden Valley Board of Zoning Appeals
Special Meeting, August 24, 2010
Page 2
proposing something that seems reasonable, it interprets the statute to mean that the only
way a variance should be granted is if the property itself cannot be put to a reasonable
use without the variance. She explained that the City could consider amending existing
ordinances or create new ordinances that would deal with non-conforming uses outside of
the variance process. She added that changing ordinances needs to be looked at
carefully to avoid unintended consequences.
There was discussion regarding the appeals process and how an aggrieved neighbor
could appeal an approved variance. Hogeboom said he would research other cities'
processes regarding variances. He added that staff will also research past variance
requests to try to determine if there are trends or if certain areas of the City should have
different setback requirements.
The meeting adjourned at 7:30.
Chuck Segelbaum, Chair Joe Hogeboom, Staff Liaison
Minutes of a Regular Meeting of the
Golden Valley Board of Zoning Appeals
September 28, 2010
A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday,
September 28, 2010 at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota.
Vice Chair Kisch called the meeting to order at 7 pm.
Those present were Members Kisch, Maxwell, Nelson, Segelbaum, Sell ar�d Planning
Commission Representative McCarty. Also present were City Planner Joe Hogeb�om and
Administrative Assistant Lisa Wittman.
Kisch introduced a new Board Member, George Maxwell and stated that memb�r ''
Segelbaum is moving to the Planning Commission. The Board#hanked member
Segelbaum and welcomed member Maxwell.
I. Approval of Minutes—August 24, 2010
MOVED by Sell, seconded by McCarty and motion carried unanimously to approve the
August 24, 2010 minutes as submitted.
II. The Petitions are:
Continued Item - 3335 Major Ave N (1D-08-05)
Tim and Jean Mohr, Applicants
Request: Waiver frotn Section 11.21, Subd. 11(A)(1) Front Yard Setback
Requirements
• 7 ft. off the required 30 ft. to a distance of 23 ft. at its closest point
to the front yard (west) property line.
Purpose: To allow for the construction of an open front porch.
Hogeboom reviewed fhe applicant's proposal to construct an open front porch and
reminded the Board that this item was continued from their meeting last month. He
explained that the City Attorney has stated that the stair structure in front of the applicant's
home is not a porch, despite the fact that an underground room may exist beneath the
stairs. He added that even if it were considered to be an existing front porch it could not be
expanded by adding a roof to it because that would be expanding a non-conforming use.
n/IcCarty asked Hogeboom if there is a definition for a stoop. Hogeboom said the Code
does not define a stoop but it does define a landing space as 25 square feet.
Segelbaum noted that this house was built prior to 1982 therefore the front yard setback is
25 feet so the existing house would not be considered to be non-conforming. He
questioned if the applicant, in this case, could build an open front porch no closer than 25
feet to the front yard property line without the need for a variance.
iillinutes of the Golden Valley Board of Zoning Appeals
September 28, 2010
Page 2
Hogeboom explained that the staff s interpretation of the language regarding structures
built prior to 1982 is that the front yard setback for the existing structure would be 25 feet
but that any new construction would have to following current zoning code requirements.
Segelbaum referred to Section 11.21 Subdivisions 13 and 14 regarding pre-1982
structures and noted that Subdivision 14 specifically states that "new construction and
additions to such properties must comply with current requirements of the Zoning Code"
but Subdivision 13 (regarding front yard setback requirements) does not include that
language. He questioned if interpreting the front setback to be 25 feet in this case would
set a precedent. Hogeboom noted that the City Attorney has stated that�he Board's
interpretation of the zoning code only applies to a specific proposaL`
ICisch asked if the Board decides that the porch is allowed to t�e built to within 25 feet of
the front property line if that means the cornices and eves could than project an additional
30 inches into the front setback area. Hogeboom stated that the eornices and eaves could
project an additional 30 inches into the front setback area. He noted that the applicant has
been talking with staff about his proposal since before the recent court decision was
made.
Maxwell noted that the front porch addition was part of a proposal in 1997 which received
variances and asked if those variances could still apply. Hogeboom explained that
variances have to be acted upon with one year or they expire. McCarty added that there
has to be ongoing construction activity to keep a permit open.
Nelson said Segelbaum's point is good but questioned if considering the front yard
setback to be 25 feet would:work with the applicant's plans. She added that the definition
for a covered stoop is vague and needs to be clarified or better addressed in the Zoning
Code. Segelbaum stated that he thinks the applicant would have some options if the front
yard setback is determined to be 25 feet.
Tim Mohr, Applicant, showed the Board photos of the front steps he replaced and said he
will be replacing the front door and would really like to provide protection from water and
the weather.
Kisch opened the:public hearing,, seeing and hearing no one wishing to comment, Kisch
closed the puk�lic hearing.
McCarty stated#hat he doesn't think the length of time an applicant has been talking with
staff should be considered. He said he is not sure he is comfortable interpreting that the
front yard setback can be 25 feet especially if the applicant is then allowed to build an
additional 30 inches of cornices and eaves into the setback area. He questioned if it would
make sense to deny the variance request and have the applicant appeal the decision to
the City Council so the Council could see that some members of the Board are in favor of
allowing the front yard setback to be 25 feet and some members might not be.
Nelson stated that if the Board decides that the front yard setback is 25 feet than tt�e
applicant wouldn't need a variance.
Minutes of the Golden Valley Board of Zoning Appeals
September 28, 2010
Page 3
Segelbaum discussed the issue regarding allowing the 30 additional inches of cornices
and eaves into the setback area and suggested that the Board make a separate motion
regarding this issue. Kisch reiterated that the code allows 30 inches of cornices and eaves
in a setback area so by saying that the front yard setback is 25 feet that means the
requirement regarding cornices and eaves would still apply and would be allowed.
Kisch asked the applicant if he could make his front porch plans work if the front yard
setback was considered to be 25 feet. Mohr said it would depend on the aesthetics and
the style of the roof.
Segelbaum noted that there are many homes in the City built priot to 1982 and he doesn't
want the Board's interpretation of this application to mean that all of the homes builfi prior
to 1982 can have a 25-foot front yard setback for new construction. He added that he
thinks there needs to be other reasons in this case as to the uniqueness of the property.
Nelson said she feels it is unreasonable to have mold and water in a basement and the
applicant is not adding a roof over his steps just beeause i#will loak prettier. She added
that other homes on the same street are sitting closer to the front yard property line than
this one. Kisch added that there is also habitable space underneath the stairs and the
footprint is not expanding.
McCarty stated that a roof or overhang isn't necessarily going to stop water from leaking
and the fact that the applicant already replaced the front steps will probably address the
water issues. He said he would be comfortable voting on interpreting the front yard
setback to be 25 feet, but he wcauld not be comfortable allowing the 30 additional inches of
cornices and eaves and he_doesn't see this as a unique property.
Segelbaum reiterated that he wQUld like the language in Section 11.21 Subdivisions 13
and 14 regarding pre-'1982 structures to be worded the same. He said he agrees with
McCarty that this property isn'# unique and added that he would like the Board to make a
recommendation'to the City'Cauncil and Planning Commission regarding the clarification
of the language in the Zt�n.ing Code in regard to front porches and landings.
MOVED by McCarty, seconded by Nelson and motion carried unanimously that the Board
of Zoning Appeals interprets Section 11.21, Subdivision 13 regarding pre-1982 structures
allowing a 25-foot front yard setback to be in effect on this property.
MOVED by Segelbaum, seconded by Sell to recognize that this Board would permit as
much as 30 inches of cornices and eaves to encroach into the 25-foot front yard setback
in this case.
McCarty suggested amending the above motion to state that Section 11.21, Subdivision
11(D) regarding cornices and eaves is in effect for this proposal.
Minutes of the Golden Valley Board of Zoning Appeals
Septem6er 28, 2010
Page 4
The Board decided that Section 11.21, Subdivision 11(D) would already be in effect
therefore the motion to allow an additional 30 inches of cornices and eaves into the
setback area would not be needed. Segelbaum withdrew his motion.
MOVED by McCarty, seconded by Segelbaum and motion carried unanimously to deny
the variance as requested because the Board has found the front yard setback in this
case to be 25 feet therefore this variance is not needed. Also, the legal requirements for a
variance have not been met.
III. Other Business
Nelson stated that she would like the City Council and Planning Commission to address
the issue of allowing a landing area, when the footprint is not �xpanding, to be cavered.
Kisch said he would also like a clearer definition between an open and cic�sed front porch,
a stoop and a landing.
Segelbaum noted that there is already language in the Zoning Code that allows front
porches to be located 30 feet to the front yard property line. Nelson said she thinks front
steps should be allowed to be covered.
The Board discussed landings, decks and porches artd:;possible language regarding
allowing covered landings or stairs and where the language could potentially be located in
the Zoning Code. They also discussed the possibility of allowing more than 25 square feet
for a landing area.
MOVED by Nelson, seconded by S+egelbaum and motion carried unanimously to ask the
City Council to review the follc�wing items:
• Landing requirements —allowing a landing area to be more than 25 square feet in size
• Clarification of;the definitions #or porch (open and closed), stoop, landing, etc.
• Creating a separate definition and requirements regarding covered stairs or landings
• Clarificativn on where a setback is measured from (above or below ground foundations)
• Interpretation of the pre-1982 requirements— Section 11.21 Subdivision 13 vs.
Subdivision 14 :
Election of�fficers
MOVED by Nelson, seconded by Sell and motion carried unanimously elect Kisch as
Chair.
MOVED by McCarty, seconded by Maxwell and motion carried unanimously to elect
Nelson as Vice Chair.
Minutes of the Golden Valley Board of Zoning Appeals
September 28, 2010
Page 5
IV. Adjournment
The meeting was adjourned at 8:45 pm.
Chuck Segelbaum, Chair Joe Hogeboom, Staff Liaison
11 -06-01
924 Adel i ne Lane
Jane McDonald Black and Archie
Black, Applicants
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Planning
763-593-5095/763-593-a109 (fax)
Date: June 17, 2010
To: Golden Valley Board of Zoning Appeals
From: Joe Hogeboom, City Planner
Subject: 924 Adeline Lane
Jane McDonald Black and Archie Black, Applicants
Background
Jane McDonald Black and Archie Black are the owners of the property located at 924 Adeline
Lane. They are requesting a variance from the Zoning Code to allow for the construction of an
addition to their garage. The applicants are planning to replace their existing garage with one
that is more structurally sound. The proposed third stall of the new garage would extend seven
feet into the Shoreland Management Area for Sweeney Lake. (The Shoreland Management
Area is considered the area up to 75 feet back from the Ordinary High Water Mark).
One prior variance (attached) has been obtained for this property. In addition, an order of the
City Council established a special 20-foot front yard setback requirement for this
neighborhood. This setback requirement applies to new development as well as existing
structures.
Variance
The proposal requires a variance from the following section of City Code:
• Section 11.65, Subd. 5(A) Shoreland Management Requirements.
City Code requires a distance of 75 feet between the Ordinary High Water Mark of Sweeney
Lake and the edge of structures. The applicants are requesting 7 feet off of the required 75
feet to a distance of 68 feet between the closest point of the proposed garage and the Ordinary
High Water Mark of Sweeney Lake.
Action
The Board of Zoning Appeals is to consider granting the above variance per the new legislative
guidelines. Please note that the City Attorney now requests that you include findings in your
ruling.
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City of Golden Valley ForOfficeUseOnly:
Board of Zoning Appeals (BZA) Application Mo.
Date Received �'�
Zoning Code Variance Application BZA Meeting Date� �D Z�
Amount Received
1. Street address of property involved in this application:
924 Adeline Lane North, Golden Valley, MN 55422
2. Applicant: Jane and Archie Black
Name
same
Address Ciiy/State/Zip
763.521.1351 612.386.0102
Business Phone Home Phone Cell Phone
JaneMcDonaldBlackCa�gmail.com
Email Address
3. Detailed description of building(s), addition(s), and alteration(s) involved in this petition. The site
plans and drawings submitted with this petition will be the basis of any variance that may be
approved and cannot be changed before or after the building permit is issued.
We have a three-story garage structure that is structurally unsafe �Engineering report attached).
The home is built on a steep lot and the top (third) level of the struGture is at street level. The
current structure will eventually fail, which would result in our cars (and hopefully not us) falling
three stories down. We have no choice but to rebuild the entire structure.
Since we are forced to go through the expense or rebuilding a three-story structure, we would
like to rebuild our iwo car garage and expand it to a three car garage.
From the street, the newr garage will look like a one story structure. We will also improve the
back (lake side) and side fa�ade of the garage from a cement block structure to a structure that
will be finished with windows and siding to compliment the rest of our home. Additionally we will
be working with our design firm to add rain barrels to capture as much of the roof runoff as
possible.
The new structure will meet all setback requirements from the street and the side (distance from
our next door nei�hbor.) It will not exceed the current setback our home has from the lake.
I am attaching a waiver granted to us in Auqust 1993 (number 93-8-27). In it the City of Golden
Valley and the DNR granted us a waiver of"Section 11.65 Subd. 5 A; Shoreland Ordinance, for
26.8 feet off the required 75 foot setback from the ordinary h�h water mark to a distance of 48.2
feet to the proposed deck at its closest point.n
I !
.
x You may submit detailed description of building(s), addition(s), and alteration(s) involved in this
project. The site plans and drawings submitted with this application will be the basis of any
variance that may be approved and cannot be changed before or after the building permit is
issued.
x Variance application fee, as follo s: $125-single family residential; $225 - other
Signatures of Surrounding Properly Owners
Note to the variance applicant:
As part of the variance application process, you will need to attempt to obtain the signatures of all
surrounding property owners. This includes all properties abutting the applicant's property and directly
across the street. If on a comer, this means across both streets.
To obtain these signatures, you will need to personally visit each of these property owners, tell them
about your project (we encourage you to bring along a copy of your building plans) and have them
sign the area, below. The signature is meant only to verify that you have told them about your
project and gives them opportunity to comment
If you have attempted to contact a property owner on two separate occasions and not found them at
home, you may simply wrrite something to the effect "made iwo attempts, owner not home" and then
write their address. City staff will also send a written notice informing these property owners ofi the
time and place of the BZA meeting.
Note to surrounding properly owners:
This is an application by your neighbor for a variance from the City Zoning Code. Please be aware of
any possible effect the granting of this variance could have on your property. You will also be
receiving a written notice informing you of the time and place of the variance meeting.
By signing this form, you are only verifying that you have been told about the project, not that
you necessarily agree or object to the project If you wrish, you may comment on the project.
Comments can contain language of agreeing with the project, objecting to the project or other
statements regarding the project.
Print Name �Y ��t�C��C v'
Comment � �
Signature (�dress i a a o A�. ,c�b �r
Print Name ` - �s �v c v .
Comment
Signature �p Address°l3� P�1�qc 1 v�Y.
Print Name
Comment
� 4 �
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PIAB a61GY Cffi11ID Fm. !&T 69� � �tl ?
m = PflOPOSED PLANS M(DONALD-BLAtK GARAGE SLHEMATit DESIGN ���i� � ° 0`� �R
N m 924 ADELINE IANE N �� ' '
N � m►�m��.�on �er�i�s 60LDQ�VAILEY,�IS542'1 ��9e� `o .�a"
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_ Id A PEfERSON DES/GNBUILD INC. • 6181 1YOODDAIE AVENUE SOUTH • maa,a�ssau • �o►�,�(sszy-szi-�ss • vax;(ssz}-szs-osea �d�"� J
Energy � Water � Built Environment
� J .
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MEMORANDUM
TO: Nathan Miner w/
M.A.Peterson Designbuild,Ina .
6161 Wooddale Avenne
Edina,MN 55924
DATE: Atovember 10,201Q
FROM: Ryan Macly PE
RE: McDonald-Black Residence
924 Adeline Lane AT
Golden Vallep,MN
ITiteig Project No.10.02196
M.A. Peterson requested that Ulteig review the existing foundation of fihe residence located at 924
Adeline Lane N in Golden Valley, MN. A site visit was performed by Ryan Mack, PE of tJlteig on
11-5-10 in order to observe the curren#conditions.
The following aze explanations of items requested to be addressed alang with Ulteig's opinion:
1. A new window opening is proposed in the rear garage foundatian wall.
A new ope,riing may be cut into the block wa�l �bove the existing door with a zaidth not to
exceed 6'-8': The block above is to be supported wi�tla a WSx24 steet beam lintel with 8"bearing
on the�xisting block at each end.
2. The gazage side foundaiion walls have step cracks that follow along the joints in the black.
These cracks appear to have been caused by differertt°ial settlemcm� The zaatls seem stable and
are rela�°ivedy plumb. The cracks should be tuckpoittted in order to restare corrtinuifiy to the
� wall and the wall shaull�l be mosaitored for f�ture settle»ien�.
3. The front garage foundation wall has some horizont�l cracks, is bowing inward, and the
exterior block surfaces are deterioratang toward the top of the wall.
This zvalI is lateralty supporling backf ll and may not be �tely reinforced to resist the
" ' soiZ pressure. A.ta opfiion to provide additionai wail reinforce�resst may be provid¢d per request.
T�ze arterior de�eriora.�ion appears to be caused by exposure to water and salt. The �actent of
deterioration is nearing structural inadequacy. Steps shouZcd be taken to m�rrtmize salt and
water arposure urith tiae use of zaaterproofing and fZashing.
(. 3
��.I�.PC�iS011�l�fl,TItG '
Ulteig Praject No.10.02196
November 10,2010
Page 2
4. The driveway and garage floor precast concrete planks show signs of distress and water and
salt intrusion
One vf the driveway precast concrete planks has seuere dis�ress ccnd ths bottom steel
reinfor�ing tendvns are �osed c�nd broken. This piank poses a potential safety issue and
should not be dt°iaen on. It is recasnmended that this platnk be repIaced or adequately shored
from beloza. The remaining dri�ezaay and garage floor pta�Tc shows vary�ing degree of distress
bu#does not appear to yet be inadequate. The distress is mvst 1ikely caused by mater�sadt
irrh usion and steps should be taken to stop this intrusion before the plQnk becomes s�ructural�y
inadequate. LIIteig recatnmends the addition of a waterproof inenzbrane z�rith a protective
concrete topping zoith positive drui�ucge for the garage and drivezaay atz� a sifght�urb alang
the edges of the driveway to misrimize water and salt from ru�cing doum the foundation wal�s
or under the plank.
vnnrw.uRei�.com ■ rei 763-571-250D ■ Fax 763-571-1168 ■ 5201 East River Road,Suite 308 ■ M'inneapoGs,MN 55421-1027
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CITY OF GOLOEN VALLEY
Board of Zoning Appeals
Notice of Fina1 Order
Number: g3-8-27 Oate: August, i993
Retitioner: Jane McDonald Black
Address: 924 Adeline tane Nor�,h _
At a regular meeting of the Golden Valley Board af Zon9ng Appeals
held on ___ Auqust 10, 1993 your petition for a waiver
of Section is) _1_1.21 Subd. ] A of the City Zoning Gode was
11.21 Subd. 5 A
acted upon.
Attached you wii] fin� an unofficial copy af the minutes a# the Board.
.
Secretary
Board of Zoming Appeals
If waivers are not acted upon within one ear from date of approval
in accordance with current statutes, the waivers have expired.
�
. .
MINUTES OF A REGULAR MEETING OF THE
GOLDEN VALLEY BOARD OF ZONING APPEALS
August 10, 1993
�he regular meeting of the Golden �alley Board of Zoning Appeals was held
Tu'i�sday, August 10, 1993, at 7:30 .M. in the City Counc7l �C�'ibers, City Hal1,
7800 Gol�e� Valley Road, Golden Va�ley, Minnesota. �j"�
M ��
� The following Board �embers were p��esent: �
,
Chairman, Larry Smith ' �
Nerb Polachek �`�
Emilie Johnson
Mahlon Swedberg
Mike Sell ;
Lloyd Becker, SeG�'�tary/Staff� Liaison
The first order,��business was ap roval of the minutes of�\a��egul ar meeting
held July 13,�;�`993, and a special eeting held Tuesday, July P�`'�;�;,1993,
copies of u��rich had previously bee distributed to the Board. H� Polachek
moved to�•�ipprove the minutes of th regular meeting held Tuesday, July 13,
1993, econd by Mike Sell and upon ote carried. Mahlon Swedberg moved to
app ve the minutes of a special me ting held Tuesday, July 27, 1993,
cond by Mike Sell and upon vote c rried.
�3-8-27 (Map 7) Residential
f924 Adeline Lane North �
� Jane McDonald Black
The petition is for waiver of Section:
11.21 Subd. 7 A front setback, for 18.3 feet off the required
35 feet from Adeline Lane to a distance of 16.75
f eet to the proposed foyer addition from Adeline
Lane cul de sac at its closest point, and for
Section:
11.65 Subd. 5 A Shoreland Ordinance, f or 26.8 feet off the
required 75 foot setback from the ordinary
high water mark to a distance of 48.2' f eet to
the proposed deck at its closest point.
The petiti'on was in order and consent obtained from ad3acent properties.
Mr. and Mrs. Black were present. Also present were representatives of
Peterson Design Build Inc. , contractor for the proposed deck and addition.
Secretary, Lloyd Becker, reviewed the City's Shore]and Ordinance, the review of
the proposed construction by DNR Staff Ceil Strauss and the previous Golden
Valley City Council's approval in 1961 of a 20 foot f ront setback from Adeline
Lane for this lat and several others in this subdivision.
Board of Zoning Appeals
Page 2
August 10, 1993
7he City's Shoreland Ordinance requires a 75 f oot setback from the mean high
water mark on Sweeney Lake. Because most of the development on th� lake
occurred well before the Shoreland Ordinance was adopted, the DNR has considered
a 50 foot setback as a reasonable measure from the mean high water mark. The
ONR also stated the present water level is about the highest of record and the
mean average may be several feet out from the current water mark on the survey
done for the Black's in July, 1993. Lloyd Becker noted only a corner of the
proposed deck and related construction on the lake side is less than 50 feet.
That corner is at 48� f eet at the closest point. This home is on a cul de sac
and only a corner of the foyer fronting Adeline Lane is less than the 2 O feet
established as setback in 1961. The majority meets or exceeds the 20 feet
requirement.
Mr. and Mrs. Black described their proposed construction. Mr. Black noted the
existing home adjacent to them on the north is at 23 f eet f rom the existing high
water mark. The City of Golden Valley owns the adjacent parcel on the south.
The Board reviewed the plans and photos provided with the petition. The
contractor provided additional pictures including adjacent properties.
At the close of discussion, Chairman Smith asked if any adjacent neighbars had
any comments. There were none. Mike Sell moved to approve the waivers as on
the agenda, noting the previous Council approval of a 20 f oot setback from
Adeline Lane, the review of the proposal by the DNR and the extreme topography
of this and adjacent properties. Second by Herb Polachek and upon vote carried.
Secretary, Lloyd Becker noted the DNR will be provided a copy of the minutes far
this petition.
3-$-28 (Ma 5) Residential
4 Legend Lane (vacant lot)
Steve ickson
Continu` dministrative review f proposed plans for residential dwelling
where previo setbacks had been stablished by the City Board �f zm�ing
Appeal s. ���`�,�,.. � �..�.. _:�
.-�---�
Secretary, Lloyd Becker, descr` ,d the new informa� �hatjlhad been sul�nitted
f ollowing the Board's decision in��e to def ct� at that time to allow the
praponent the opportunity to revise t�' s and do further soil testing.
'y' ..'dk:.
.�.�° `ih.�
Present for the meeting were Don We se, atttr�pey representing Steven Erickson,
Michael Weise, attorney, Mr, n Rauma�, architect� �a�° the proposed home, and
Roger Erickson. �"'"�-�,
�1.
Mr, Donald Weis escribed the substant al reduction in the si of the �tructure
and the man that it had been reposit oned on the lot. Mr. Weis noted this
lot is roximately 400 feet in length however, considering the flood plain and
set c s required less than half is use ble.
t' r
PETITION NUMBER
DATED RECEIVED �
t
. PE7ITION FOR ORDINANCE WAIVER
CITY OF GOLDEN VALLEY
BOARD OF ZONING APPEALS
1. STREET ADORESS OF PROPERTY INVOLVED IN THIS PETITION: �
I � �f G �'1 IVo�T�
4�
2. B.Z.A. PETITION DATE: �
�
3. PETITIONER: �
N AM E__ �ar� �(Y1�-1�.. �n a�c�. I,. �ct C.��
ADDRESS `�� � �����v�� La n�. �0���
CITY & STRTE����,� �aII� �'Y1I� ZIP CODE ���a�
BUSINESS PNONE -�--"- NOME PHONE Gjo11 - ��J�J �
4. If petitioner is not owner of all property involved in this petition,
please name property owner and describe petitioner's interest (legal
and other) in this property;
5. LEGAL DESCRIP�ION 0F PROPERTY INVOLVED IN THIS PETITION:
Lart"� , �.�� 1�.,•.��.� � ��f.�,.'�1�c:�c�ti1t�1 p�.
6. TYPE OF STRUCTURE INVOLVED IN THIS PE7ITION:
RESIDENCE: Single Owelling ✓Double Dwelling Multiple Dwelling
GARAGE: Single Double +�ADDITION TO EXISTING BUILDINGS:
OTHER (DESCRIBE)�,� ��r�►ov, w�Il e�l �-ch� ou�" -I'�,c bac.IL a-�
� V1o�St ��'1 Q ( � `-�'�n rc� �ev��S s� '�� �'�i S-�t v1�
�n�vs�. �.�o-�`� ��3fl�'r' �, -- �-sd.�a,6�,.�1,�C. Q(�-�sJ
ti �
PETITION FOR ORDINANCE WAIVER
PAGE Z
7. DETAILED �ESCRIP7ION OF BUILDINGS, ADDITION, ANO ALTERATiONS INVqLVED IN
THIS PE7I7ION. THE SITE PLANS AND DRAWINGS SUBMITTED WITH THIS PETITION
WILL BE THE BASIS OF ANY VARIANCE THAT MAY 6E APPROVED AND CANNOT BE
CHANGED BEFORE OR AFTER A BUILDING PERMIT IS ISSUED. )
��r��� s�¢ ���� ����?l+�' �����'--�
�-angT f�.�f�=a�T�cS� C'�u_ �.�LA,�.,�� DLo�4�
.
8. WAIVER OF SECTION(S) �,�j�j�A , F�o�5�7'gqLY� l �,(,�r,'T��a,�vyD
9. PLEASE ATTACH A BRIEF STATEMENT OF THE REASONS, NECESSITY OR HAROSHIP
wHICH PROVIDE GROUNDS FOR 7HE GRANTING 0 THIS WAIVER. ATTACH LETTER,
PHOTOGRAGRAPH , OR 07H R E D N �, AP ROPRTA .
10. ATTRCH A CU.RREN7 REGISTERED SURVEY OF THE PROPERTY, WHICH INDICATES ALL
BUILDINGS ON THE PROPERTY AND ANY ADDI7IONAL PROPERTIES AND BUILDINGS
WHICH MAY BE AFFECTED BY THE GRANTING OF THE PETITION.
11. IF POSSIBLE, OBTAIN TNE SIGNATURES OF ALL ADJACENT PROPERTY OWNERS.
ADJACENT PROPERTY OWNERS: This petition is application for waiver of ordinance(s)
of the City Zoning Code. Please be aware of any possible effect the granting of
this waiver could have on your property. All property owners adjacent to the
subject property will receive a notice of the Board of Zoning Appeals hearing,
at which they may present their views.
Consent
Si nature Address iven Not iven Undecide
��d O�e K
�
130 � el o
0
''.�f o o../� � /`
��aa
. �� .
12. TO THE BEST 0� MY KNOWLEDGE THE ABOVE STATEMENTS ARE TRUE AND CORRECT. ATTACHED
HEREWiTH IS MY CHECK IN 7HE AMOUNT OF $ FOR BOARD OF ZONING APPEALS
APPLICA7ION;FEE.
;`
Si nature o titioner
UNLESS CONSTRUCTION OR OTHER CTION APPLIC BLE TO THIS WAIVER REQUEST IF
GRANTED IS NOT TAKEN WITHIN ON WAiVER EXPIRES.
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11 -06-02
1507 Kaltern Lane
Larry Shapiro/Provident Real
Estate, Appl icant
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r Planning
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� 763-593-8095/763-593-8109 (fax)
Date: June 17, 2010
To: Golden Valley Board of Zoning Appeals
From: Joe Hogeboom, City Planner
Subject: 1507 Kaltern Lane
Larry Shapiro — Provident Real Estate, Applicant
Background
Larry Shapiro, Provident Real Estate, represents the property located at 1507 Kaltern Lane.
He is requesting a variance from the Zoning Code to allow for the construction of an addition to
the garage. The proposed addition would allow the garage to accommodate two vehicles. The
proposal would enter into the side yard setback area.
No prior variances have been obtained for this property.
Variance
The proposal requires a variance from the following section of City Code:
• Section 11.21, Subd. 11(3)(b) Side Yard Setback Requirements.
For this property, City Code requires a distance of 12.5 feet between the side property line and
the edge of the home/attached garage. The applicant is requesting 4.6 feet off of the required
12.5 feet to a distance of 7.9 feet between the closest point of the proposed garage addition
and south side yard property line.
Action
The Board of Zoning Appeals is to consider granting the above variance per the new legislative
guidelines. Please note that the City Attorney now requests that you include findings in your
ruling.
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City of Golden Valley ��r4ffic�Us�eOnly:
Board of Zoning Appeals (BZA) Applicat�an Hn.
Dat�Received
Zoning Code Variance Application �ZAMeetingD�t�
Amaurif Ei�acei�ec�
1. Street address of property involved in this application:
1.��� ��/�%1s�/� ��/i�� a ������e� �f��//� �`' 1��'� 1
2. Applicant: ��Q� � � ��C� ��� h � _ � l�
Name
�'���1 ��� ��� /U� �"1��� ���fr��'�� � �� ,�����
Address °� City/State/Zip
���,- 3'y.��/��' �/� - �/'y'-��� �'
Business Phone Home Phone Cell Phone
����d�b � /°��1����ti �i 5"'�9� o ���
Email Address
3. Detailed description of building(s), addition(s), and alteration(s) involved in this petition. The site
plans and drawings submitted with this petition will be the basis of any variance that may be
approved and cannot be changed before or after the building permit is issued.
�� GcAt�%��� �.�I�/; �`� �l✓��' ��' �"`!=�'��d `�`"�' �l�d- �.�°����
�D� �� `�� ��i���� ����� , �� �= �'
� � ����� � �
���c"��' �G� S°-f.,�l f��% �!%� �ast1 r� �%-,�� �r�l� ����l��J
---t��c��,� �f.t.ar� �='�re �t�� e�9�,�' �'� � �-��l�o� ���� �-,�����',�
4. A brief statement of the hardship which provides legal grounds for the granting of this variance
(see Frequently Asked Questions for an explanation of a "I�ardship"). Attach letter, photographs,
or other evidence, if appropriate.
5. To the best of my knowledge the statements found in this application are true and correct. I also
understand that unless construction of the action applicable to this variance request, if granted,
is not taken within one year, the variance expires.
, ,
Signatur f Applic t
�
6. If the applicant is not the owner of all property involved in this application, please name the
owner of this property:
Print Name of owner Signature of owner
Variance Application Submittal:
The following information must be submitted by the application deadline to make a complete
application. If an application is incomplete, it will not be accepted:
�� Completed application form, including signatures of surrounding property owners.
� A current or usable survey of the property must be attached. See the handout on survey
requirements.
A brief statement of the hardship which provide grounds for the granting of this variance (see
Frequently Asked Questions for an explanation of a "hardship"). Attach letter, photographs, or
other evidence, if appropriate.
� You may submit detailed description of building(s), addition(s), and alteration(s) involved in this
project. The site plans and drawings submitted with this application will be the basis of any
variance that may be approved and cannot be changed before or after the building permit is
issued.
�_�Variance application fee, as follows: $125 — single family residential; $225 - other
Signatures of Surrounding Property Owners
Note to the variance applicant:
As part of the variance application process, you will need to attempt to obtain the signatures of all
surrounding property owners. This includes all properties abutting the applicant's property and directly
across the street. If on a corner, this means across both streets.
To obtain these signatures, you will need to personally visit each of these property owners, tell them
about your project (we encourage you to bring along a copy of your building plans) and have them
sign the area, below. The signature is meant only to verify that you have told them about your
project and gives them opportunity to comment.
If you have attempted to contact a property owner on finro separate occasions and not found them at
home, you may simply write something to the effect "made finro attempts, owner not home" and then
write their address. City staff will also send a written notice informing these property owners of the
time and place of the BZA meeting.
Note to surrounding property owners:
This is an application by your neighbor for a variance from the City Zoning Code. Please be aware of
any possible effect the granting of this variance could have on your property. You will also be
receiving a written notice informing you of the time and place of the variance meeting.
�
By signing this form, you are only verifying that you have been told about the project, not that
you necessarily agree or object to the project. If you wish, you may comment on the project.
Comments can contain language of agreeing with the project, objecting to the project or other
statements regarding the project.
Print Name P ��,
Comment
� �
Signature Address � � � � � �N[� �,
P�rint Name �. � ��.
Comment
Signature � �� Address ���L,r�J I�1e.�.Q �a.
Print Name
Comment �°'� �-�r��.;�� � �=�'�.�.� �����—
Signature Address /��� � ���� ���f�
Print Name
Comment ��7 .� �� �° `�� � �7��� ,��—.�
Signature Address %��-� ���`�/e,�„��� ���
Print Name
Comment
Signature Address
Print Name
Comment
Signature Address
Print Name
Comment
Signature Address
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11 -06-03
815 Za n e Ave N
Larry S pears/Ten nant Com pany,
Appl icant
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Planning
� 763-593-8095/763-593-8109 (fax)
Date: June 17, 2010
To: Golden Vailey Board of Zoning Appeals
From: Joe Hogeboom, City Planner
Subject: 815 Zane Avenue North
Larry Spears —Tennant Company, Applicant
Background
Larry Spears, Manager of Corporate Real Estate for the Tennant Company, is requesting two
variances for the Tennant Company building located at 815 Zane Avenue North. The
variances, pertaining to the expansion of the parking lot, would be necessary to waiver front
yard setback requirements as well as minimum parking stall requirements.
A prior variance was issued for this property in 2006 (attached) allowing the parking area to
extend into the western setback area of the property.
Variances
The proposal requires variances from the following sections of City Code:
• Section 11.36, Subd. 6(A) Front Yard Setback Requirements.
City Code requires that the front yard setback area (35 feet from the front property line) be
landscaped. The applicant is requesting 17.5 feet off of the required 35 feet to a distance of
17.75 feet between the closest point of the proposed parking lot addition and front yard
property line.
• Section 11.70, Subd. 3 Off-Street Parking and Loading Requirements.
For this property, City Code requires a minimum of 167 parking spaces. The applicant is
requesting 36 fewer parking spaces than the requirement, for a total of 131 parking spaces.
Action
The Board of Zoning Appeals is to consider granting the above variances per the new
legislative guidelines. Please note that the City Attorney now requests that you include findings
in your ruling.
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C�� Of G��den Va��ey ` ForUfFceUseOnly:
Board of Zoning Appeals (BZA) Application No.
� Date Received
Zoning Code Variance Application � B�Me�t,ngoate
i Amount Received
1. Street address of property involved in this application:
815 Zane Avenue, Golden Vallev, Minnesota
2. Applicant: Larn+ Spears, Manager, Corporate Real Estate
Tennant Companv
Name
701 Lilac Drive Golden Vallev, Minnesota 55422 �:
Address City/State/Zip
701.540.1578 ���—"���'�J�� . " �
Business Phone Home Phone Cell Phone
Larrv.Spears(a�TENNANTCO.com
Email Address
3. Detailed description of building(s), addition(s), and alteration(s) involved in this petition. The site
plans and drawings submitted with this petition will be the basis of any variance that may be
approved and cannot be changed before or after the building permit is issued.
SEE ATTACHED SHEETS
4. A brief statement of the hardship which provides legal grounds for the granting of this variance
(see Frequently Asked Questions for an explanation of a "hardship"). Attach letter, photographs,
or other evidence, if appropriate.
SEE ATTACHED SHEETS
5. To the best of my knowledge the statements found in this application are true and correct. I also
understand that unless construction of the action applicable to this v ' e request, if granted,
is not taken within one year, the variance expir s.
��° �°
�
�.�.--°`���' Sign ture of App '`ant
6. If the applicant is not the owner of all property involved i ✓this ap ' i , please name the
owner of this property:
���:� �v ��
Print Name of owne � ig ture o er
/l�Q.�c� ���e r�� ������
Variance Application Submittal:
The following information must be submitted by the application deadline to make a complete
applicaf n. If an application is incomplete, it will not be accepted:
Completed application form, including signatures of surrounding property owners.
�A current or usable survey of the property must be attached. See the handout on survey
equirements.
A brief statement of the hardship which provide grounds for the granting of this variance (see
Frequently Asked Questions for an explanation of a "hardship"). Attach letter, photographs, or
other evidence, if appropriate.
/ You may submit detailed description of building(s), addition(s), and alteration(s) involved in this
project. The site plans and drawings submitted with this application will be the basis of any
variance that may be approved and cannot be changed before or after the building permit is
issued.
�Variance application fee, as follows: $125 — single family residential; $225 - other
Signatures of Surrounding Property Owners
Note to the variance applicant:
As part of the variance application process, you will need to attempt to obtain the signatures of all
surrounding property owners. This includes all properties abutting the applicant's property and directly
across the street. If on a corner, this means across both streets.
To obtain these signatures, you will need to personally visit each of these property owners, tell them
about your project(we encourage you to bring along a copy of your building plans) and have them
sign the area, below. The signature is meant only to verify that you have told them about your
project and gives them opportunity to comment.
If you have attempted to contact a property owner on two separate occasions and not found them at
home, you may simply write something to the effect "made two attempts, owner not home" and then
write their address. City staff will also send a written notice informing these property owners of the
time and place of the BZA meeting.
Note to surrounding property owners:
This is an application by your neighbor for a variance from the City Zoning Code. Please be aware of
any possible effect the granting of this variance could have on your property. You will also be
receiving a written notice informing you of the time and place of the variance meeting.
By signing this form, you are only verifying that you have been told about the project, not that
you necessarily agree or object to the project. If you wish, you may comment on the project.
Comments can contain language of agreeing with the project, objecting to the project or other
statements regarding the project.
Print Name ��g��`� ���- �
Comment
,
Signature � � Address `�2' ��'�� �� °'��
Print Name ��1�;�� ��C��,{�������ti�•-
Comment
Signature Address J��l� ��s�,`��6�+���•�C
Print Name
Comment
Signature Address
Print Name
Comment
Signature Address
Print Name
Comment
Signature Address
Print Name
Comment
Signature Address
Print Name
Comment
Signature Address
Variance application attachment
3. Detailed desc�iption of building(s),addition(s),and alteration(s)involved in this petition.The
site plans and drawings submitted with this petition will be the basis of any variance that may
be approved and cannot be changed before or after the building permit is issued.
Tennant Company is requesting two variances for its property at 815 Zane Avenue, both involving
the addition of parking to serve the current use:
1) A variance from the required Front Yard Setback for parking in order to expand the
quantity of parking provided on the site;and
2) A variance from the required quantity of parking spaces provided on the site.
In 2001,Tennant Company purchased the property at 815 Zane Avenue with the intention of
creating a research and development facility to support its manufacturing facility across Zane
Avenue at 701 Lilac Drive. The facility,known as the Innovation Center, reconfigured the previous
warehouse into an engineering and pilot production facility for new Tennant products. Since
transforming the property,Tennant has invested m�re than$4.2 million in the facility above the
acquisition costs,to create an environment that fosters the innovation required to move Tennant
forward as major corporate entity based in Golden Valley.
TennanYs request for the variances is focused on the creation of additional parking in the front
yard of the current facility. No changes are proposed for the building,although Tennant Company
will be performing remedial work to correct conditions that have existed or have grown worse
since the original renovation that focused on interior modifications and minor fa�ade changes.
When Tennant first occupied the property, it was allowed to make improvements that changed
the parking required for the site with the understanding from the City of Goiden Valiey that the
excess parking would be provided by Tennant at its primary facility at 701 Lilac Drive,immediately
east of Zane Avenue,where an excess of parking spaces exists. As the parking occurs off premise,
it does not exactly fit the requirements for a proof-of-parking agreement;as Tennant owns both
properties, however,the informal nature of a proof-of-parking arrangement has proved effective
in managing parking for the Innovation Center.
Tennant intends to repave the parking and service areas of the Innovation Center site,correcting
failed pavements and resolving drainage issues that have impacted the building. In doing so,
Tennant proposes to increase the available parking to directly serve the Innovation Center by
expanding the parking area on the east side of the building. In order to accomplish this,Tennant
proposes to expand the existing single-loaded parking bay to a double-loaded parking bay. This
improvement serves to expand parking on the site from 96 spaces to 131 spaces,reducing the
need for Tennant to rely on off-premise parking at its 701 Lilac Drive facility.
According to the Section 11.70 of the city's ordinance, parking is required for the Innovation
Center at the following rates:
815 Zane Avenue
Use Area of use in Required parking Parking spaces
Innovation Center ratio required
,
Office 21,175 s.f. 1 space/250 s.f.gross 81
floor area
Warehouse/storage 15,800 s.f. 1 space/3,000 s.f. 6
gross floor area
Manufacturing 40,000 s.f. 1 space/500 s.f.gross 80
floor area
Total parking 167
required
Tennant is not proposing a change in the use with the Innovation Center. A comparison to parking
currently provided at the Innovation Center to the parking that would be available on the
Innovation Center site if the requested variance is approved is as follows: •
Parking comparison Parking required by Parking provided at Parking varianee
ordinance the Innovation (parking provided at
Center 701 Lilac Drive)
Current site 167 spaces 96 spaces 71 spaces
Site with requested 167 spaces 131spaces 36 spaces
variance
The current parking on the east side of the Innovation Center is constructed the Front Yard
Setback required for a property in Golden Valley's Industrial Zoning Ciassification. Section 11.36
Subd. 6 of the ordinance requires a Front Yard Setback of thirty-five(35)feet from the public right-
of-way and the setback area to be maintained as a landscaped green area. TennanYs proposal for
expanding parking would reduce the Front Yard Setback to 17 feet 9 inches,a variance of 17 feet 3
inches,as demonstrated in the attached Site Plan. In addition, major landscape upgrades will
occur across the site with new plantings at entry driveway areas and building entry points. In
creating this change,Tennant would re-landscape the setback area as demonstrated in the
attached Planting Plan(which indicates 28 replacement trees for the 14 trees lost to the expanded
parking area)34 trees have been provided.
4. A brief statement of the hardship which provides legal grounds for the granting of this variance
(see Frequently Asked Questions for an explanation of a"hardship").Attach letter,
photographs,or other evidence,if appropriate.
During the current Legislative session,the law regarding variances was revised to reflect the
"reasonable manner" understanding the municipalities and lower courts had used prior or
Krummenacher v.The City of Minnetonka. In TennanYs request for a variance,the legal basis for
the variance,as posed by Tennant Company,will be based on the notion of"reasonable manner"
as opposed to"undue hardship;'and will suggest support based on reasonableness, uniqueness,
and essential character. While Tennant is not certain of the status of a local ordinance update
that reflects the revised wording of the statute,Tennant believes that the City of Golden Valley
can apply the new law without amending their ordinance.
Tennant offers the following facts as support for its request for a Front Yard Setback variance and
a parking quantity variance at its Innovation Center:
1) The City of Golden Valley had previously granted approval of the use of the site and
building for the current use knowing that the site did not have parking sufFicient to meet
their ordinance. In doing so,Tennant assumes the city determined that the site would be
used in a reasonable manner,even without having the ability to support the required
number of parking spaces.
2) The variance, if approved,would partially remedy the condition of a parking deficit on the
tnnovation Center site—a deficit that had been previously approved by the City. In doing
so,Tennant would be further supporting its reasonable use of the site by providing more
parking for the current use.
3) The variance is consistent with the spirit of the aspects of the ordinance dealing with
screening of parking improvements in an Industrial district, largely because Tennant
proposes to accommodate landscape improvements and topographic features that screen
parking from Zane Avenue,the public right-of-way upon which the setback encroachment
is proposed.
� 4) The variance aligns with the city's comprehensive plan,which allows the current use of
the building and site,and further,the current use of the building and site is consistent
with the potential evolution of parcels to the west of the site.
5) The variance allows the property to be used in a reasonable manner. Tennant asserts that
parking which supports an approved use should be deemed reasonable to the degree
parking impacts are limited. In this case,the deficit of parking is accommodated on a site
owned by Tennant Company and located immediately across Zane Avenue. The city has
allowed this parking to support the Innovation Center in the past not only by its previous
approval of the evolution of the former building to become the Innovation Center, but by
granting a permit that allows a mid-block pedestrian crossing that facilitates pedestrian
movement between parking at 701 Lilac Drive and the Innovation Center.
6) Circumstances of this site are unique because the Innovation Center's research and
development functions that were introduced to a building created for a different use(a
use that required a lesser parking requirement), but the current use of the building had
been approved by the city when Tennant created the Innovation Center and its use has
not been questioned by the city since the Innovation Center was created. While the
circumstances of this site that require the variance were created by Tennant,the situation �
of this site is unique due to the city's approval of the use of the site when first proposed
by Tennant.
7) The changes to the site that would result from this variance will not alter the essential
character of Zane Avenue,particularly since landscape improvements can be achieved
that are reasonably similar to the landscape that exists.
8) A reduction in the Front Yard Setback for parking would not ch�nge the essential
character of the area because the most immediate neighbor on Zane Avenue(Pictura
Graphics, located immediately south of 815 Zane Avenue and addressed as 5900 Olson
Memorial Highway),and one nearer to residential properties, has a lesser existing setback
to parking than the city standard,and one that more closely matches the request posed
by Tennant Company.
Tennant understands that the cit�s approval of the requested variances can be made with
conditions that are proportional to the request. A logical and proportional condition that has
been suggested by staff is that the parking requirements be attached to Tennant's tenancy in the
building. If Tennant sells or otherwise transfers its interest in the site,it would be required to
modify the use of the building to match the parking requirements in effect at the time of the
transfer. Tennant agrees to this condition, if placed upon it as a part of the approval of the
variances.
Finally,the granting of these variances by the city will require Tennant to make improvements to
stormwater management on the site to meet the requireme.nts of the watershed district. While
this quid pro quo would not be considered as support for the variance,approval of these variances
allows the city to achieve stormwater quality improvements for the site that do not exist today,
and moves them nearer to city and watershed district goals for water quality impravements for
impaired downstream water bodies—all of which are demonstrated as goals and polices for
stormwater management in the city's Comprehensive Plan.
C:�Users�mjs�Desktop�Tennont�Request for varionce,20110605.doc
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