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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 `' This�ocument is a�ailable in alternate formats upon a 72-hour request.Please cal'I 763-593-$�Q6{TfY:763-593-3968)to make a request. Examptes of aiternate farmats . ' may include larg�print,elec#ronic,Braille,audiocassette,etc. 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 � � � � '���� ��.i`��, �� �l�l�°i�'. .i �� `,�3 � ,.at 1� „ �.4' I�i , o . e 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. 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' _ . j' F�� . � �`�:� �': �.��. ;� _ � `�_ \5'�- �.� . �`� j ,y3; �t � ` ,., - ; a � .�—°`' ��\� �.�- V� Y��, ,H,,.:.,. . `� , _ . _ _ . .r�_� ' = ..�..�--" :._.; �.. � . . . _ �.. ����«�,.�..� . . . � .. -- .i���i.�-€-��..�:"�'� . - � - . � ����.�.e�':_��- ,�,:_-��.a�k �,'}: �S�$ ��TIQ�, �::.: : : ,��i��g ��� propc�se.d loo�t�r�r� v�' a pr�opo�a�d� - �. i�s�d���e ��� �.. l�o���.d 8�rr�. F1Q�; i�11 �o� d�.�e�a�i+�r�s t�3�e� �'�rora �o�t� re�tnrc�� �:z�d �-�� ��:����t �� -:�'i�t�3. 's a�v��. :: �`�:���''�I��l��trP.-��,���.� ��'°�'� . :� �"` 6 ,� �,� � . �ie��.�� '� �{�e�I, � �/.�..d.� _ �. �..�-'> � �J' �.- � ��� � �K��f tar s�v�s cc3n�arr�r �G.:$ /v;�?E}� , � 9 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 � Signature Address Print Name V G '_.�v���e I��,�Y yy�r,�vt '1� Comment Signature Address � (oC� �d���n� �..h N • Print Idame Comment Signature Address Print Name Comment Signature Address Print Name Comment Signature Address ''�- '.��c. �..i.�.t�,�rn,� � c� • v�-� . �!�t�+ .�I�v►�,�Q ..�c �Q .�,►,,.�. �p,��. � ���� �., �,�� � .�� �� c � �J1µ,w. �, aa.,� ..�1,� . _ � � _ H =� ,-� ��9 S� .� v '�t � a O � '�I `�I � �¢ �� r�.� 4 ��� $ � �` `�` �� �` �` �� .� �� ��� � �,°°"�' ,�� � .� � � �� ,-. �--.�� ,-� �. , � „ .y �. 1--1 . N �-� � --- � �'�� ( � � � � ���� � � � � � � II II II II �I �I °�' I I 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" � _ 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 . � 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 k:� - ��y�y��,,� ,� �: �-h . �c.` '�.l '�' � . r . . - `� �',�•b, t` +�,g�' "!''. r' "` �� �rL �^' �A�.�^_ �� �.�ty„�� ;� *� ��`g . ��� '}+° `' �{i� � � 3� vs�'� � _ .7:''. ti� - . �y4 � �a�t i-� ��y �' •�iR' =�' �'� � ` ��� �u ��,�/', _� �.i ^'� � .r F * '� ��eN. N � �I �r� ��jy ntG� "�-Y. 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'°° �y � . k' :ft �: �. . . . . . � �. �� , jWir ' . � . � . ;u,; , )'��;-� i. �� r,s„�s,_._.. , ,_.. ,.... _ .. ._ . � �` � �„�.,,„,,,,,,,��,.,�.�.—....�.,_ ....._.�. . .. � * � . .. ° . _ , � ���' �� �_.,.�_� _�.� ��� ��:���„� �)�.���#��� �� , �; � . � .�;��• r�r��t�r� � ., _. �:�:,�-,._,.�' �; � � � � � , � _ -#�, ,�.�� �:� _ � , � ,� �. t �. �� ra� f.�; s «�. �� ... _ � k � �,...�.,:.-t-�-- _. , � � - ��, R �• 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. J .:{�t'� gr�.�- L.^ r � ..q �r � .,� �,s�-tx -5'�} =sY,tg,} � ` �.�.' .-�y- [ r's .` -+ac ,� ��q,aa Y �' G . y q�f � 1 a ���. T k4 . x` { -., � -c d :� J `�i � d' . �,..'O Y9yy.y� �- `'�p ki �.. -r a �. f � � £ - ��r � �:T a ` �. Z[�yYpq.S.,w�����+�� ^ry{_,;� q l� � � ti � ' � �/Ir����'I�W+��r l 14 � �� l � � '(. �� 5 M,. 44 - � 3 ' i fl. [m!' S' �'' e � �:. �3 � ��71/�����'I����`•Y.�1 iRI���^'�� , . � . 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J i � ,�to>*�<�"1 g r, • 1604 1&15 ��Zi �° ��' '� � � � � 1504 Subject Property , ,,, ; � "�i';,;,�% 1507 Kaltern Lane 1575 f 141d �� . . . . 1+F25 � ;� ,q",� 1512 � 151€I , 1895 15D9 �� �K � �+-� �' � 9521 � 1439 �'�r�f 1508 ' �``� 1523 • `�� �p��` �5a�uth Tyrol P�rk ``�°-��- �� �`.o..`;�.---��,,� '�.' � 15�0 , J ``•:__��`7.`�" � �`�•,,�' + �,� 7450 f 15110 f, ( j � 75�2 1527 �5�� ��_ � alm�msdwes�tY�dS�Gra9*$�<Cf t/�G75GD2]Ii p ....7,0A:t9 � i 3 � "��p [ .., . < i . . . . � . 3.::'.�.:.. r Planning m� Y K � 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. 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'���...�......._.. 3 �q � � q !. ..� �}`- � � � � � ��� � �� a�a ` �} V'� �,i<j � �1,,.••� � � r' � ��1`! 1 s i+& ewI gq ........ ,� ( � � ¢a..� � � ��./ . 6e�& i��! i � � � � � ;� �� � gey i Q`� � m°, t i 1 � �; ��� ' ` , ��}- �_�4*��b i � � 1 tl6A6-____._...____:. � � ,�--,� � : �� � � �` � � _� i i �_ � �.v_.1 F � • �_ _... -- �_. . .-�-wr , ._._ �., r - _�._..______ t._. .�_. .�..._.:�_._.. � �-__ __°-- _ __.�r�_-.____..__.,.._ .__.Y t-, j� �______.�.�__.._ y.� _.______w_ _ - �,.� ; , , , � ,� �,� __._._._.._._..._............_______.___,,�_..____�__ _.�.__,__� � 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. 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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. ��Y� „ �` ��'� � ' ,�'.�� s � �� �� � � *a ;�' � � �, ��, � � . � ��' , ,, �i � � ; ��� � d ��� � . . � I7 � .��, � I� �y �� r a� �� �� �k � °y„ �1 ` V Y� ^ . � �II��3�.�I 1 �I� I I M1 � ra �,:, � � ;, � �: ��, _ ,;:; f - ��, � 4� ���� »� z � �, .� ��` � �"� �.� �, � ;*� m�, , a . � , �.,_ ,, . ..<.� �� ,� . � '"�. , ��� 5..,� �� ��a �,s k � � >'� d f r�; � f ��� �,. � � � � w � s,� s � ��R � �` � � e� '���� , ��� ..,�i � � � `'�t , ; �,����i:�, ¢. � ��i�� �. ' ,� �',j � �a. ` ����, +� � � �* � ,x� � Y � � � � � o �` n. � �; �o ky r�, k i.� � = I �� ,„ . � ����. '�.� . t � s � B�iL! �'� �,"z .� ��. ?'�.�� a "� � � � . � ����,.. � , �,., , � "*�,�, :�b �� f�; �, � �� ���,{��'� ���� � �� �i a, v'� "��� �� ` ., ". `�1 '� ..., I�� � "- _ �, 5; i � .� � :..�; ��� �� � }�� :� � �, i R> 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. 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