Loading...
05-22-12 BZA Agenda Board of Zoning Appeals Regular Meeting Tuesday, May 22, 2012 7 pm 7800 Golden Valley Road Council Chambers I. Approval of Minutes —April 24, 2012 Regular Meeting II. The Petitions are: 501 Radisson Road Jahn and Nicole Bean. Applicants (12-05-06) Request: Waiver from Section 11.21, Single Family Zoning District (R-1), Subd. 11(A)(2) Rear Yard Setback Requirements • 15,42 ft. off the required 53.83 ft. ta a distance of 38.�41 ft. at its closest point to the rear yard (east) property line. Purpose: To allow for the construction af a new garage. Request: Waiver from Section 11,21, Single Family Zoning District (R-1), Subd. 11(A)(2) Rear Yard Setback Requirements • 11.17 ft, off the required 40.33 ft. to a distance of 29.16 ft. at its closest point to the rear yard (east) prope�y line. Purpose: To allow for the construction of a house addition. 500 Janalyn Circle Greq and Jeanne Mevissen, Applicanfis (12-05-07) Request: Waiver from Section 11.21, Single Family Zoning District (R-1), Subd. 11(A)(3)(a) Side Yard Setback Requirements • 6 ft. aff the required 15 ft. to a distance of 9 ft. at its closest point to the side yard (east) property line. Purpose: To allow for the construction of a screen porch on a portion of the existing deck. 8600 Duluth Street Greqory and Kathleen Larson, Applicants (12-05-07) Request: Waiver fram Section 11.21, Single Family Zoning District (R-1), Subd. 11(A)(2) Rear Yard Setback Requirements • 17.6 ft. off the required 25 ft. to a distance of 7.4 ft. at its closest point to the rear yard (west) property line. Purpose: To allow for the construction of a garage addition. III. Other Business IV. Adjournment ` This document is available in alternate formats upan a 72-haur request, Please call ;, � 7b3-593-8QOb(TTY: 763-593-396f3)to make a reques#. Examples af aiternate formats � rnay inciude large print,electronic,Braille,�udiocassette,etc. P� Minutes of a Regular Meeting of the Golden Valley Board of Zoning Appeals April 24, 2012 A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday, April 24, 2012 at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota. Chair Nelson called the meeting to arder at 7 pm. Those present were Members Boudreau-Landis, Maxwell and Nelson, and Planning Commission Representative McCarty. Also present were City Planner Joe Hogeboom and Administrative Assistant Lisa Wittman. I. Approval of Minutes — March 27, 2012 Regular Meeting Boudreau-Landis referred to the ninth paragraph on page 3 and'`stated that the word "he° should be removed fram the fifth sentence. MOVED by Maxwell, seconded by Boudreau-Landis and rnotion carried unanimously to approve the March 27, 2012 minutes with the above;noted correction. II. The Petitions are: 1109 Rhode Island Ave N Robert J. Holly, Applicant (12-04-04) . Request: Waiver from Sec#ion 11.21, Single Family Zoning pistrict (R-1), Subd. 11(A)(1) Frant Yard Setback Requ�rements • 5.4 ft. off the required 30 ft. to a distance of 24.6 ft. at its closest paint to the front yard (east) proper�y line. ` Purpose: To allow fc�r the construction of an open front porch, Hogeboom referred to a survey of the property and explained the applicant's request to build an open front porch which would replace the existing front stoop. He noted that the existing home'is set back 31.6 feet from the front property line and the proposed front porch would be located 24.6 feet from the fant property line. He added that no prior variances have been granted for this property. Nelson questivned if the applicant were not proposing a roof to be over the deck structure if a variance would be required. Hogeboom stated that a landing area, without a roof and nat greater than 25 square feet in area, could be built in the setback area. Robert J. Holly, applicant, shawed the Board a drawing of his proposed open front porch. He explained that his wife operates a daycare in their home and it is difficult not to have a covered entry. He added that a front porch would also imprave the aesthetics of his home. Nelsan asked if the width of the proposed porch is 5 feet. Holly said yes the width would be 5 feet plus a 14-inch overhang that would match the rest of the house. Minutes of the Golden Valley Board af Zoning Appeals April 24, 2012 Page 2 McCarty asked for further explanation of the 14-inch overhang area. Holly referred to his drawing and stated that the 14-inch overhang is the soffit area. He added that many other homes in the area extend further, or at least as far, into the front yard setback area as he is proposing so he doesn't feel his front porch addition would be intrusive. Maxwell asked the applicant what he feels is unique about his property. Hoily stated that there is already an existing concrete slab covering an old well room which leaks. He explained that the house is already lacated in the front setback area and the propased porch would basically be the same size as the concrete slab area. Boudreau-Landis asked the applicant if he has been able to fix the leak. Holly said he has fixed it temporarily. Nelson said she feels that nat having a covered entryway is a hardship. She said she feels an open front porch is a reasonable request, is in harmony w,ith the City's ordinances and will not change the essential character of fhe neighborhood. Maxwell asked if the existing leaks were present before the applicant bought the house. Holly said yes, the well room has had problems with leaks since he bought it. Nelson opened the public hearing. Hearing'and seeing no '!one wishing to comment, Nelson closed the public hearing. Boudreau-Landis said he feels the request is reasonable and that it is a hardship that the existing stoop leaks. McCarty said he is fine with the proposecf' porch, but he doesn't think that a leak is a hardship because it can be repaired. He said he feels the location of the home (31.6 feet from the front yard setback) on the property is more of a hardship. Holly stated that he would �ike the proposed deck of the front porch to be a minimum of 5 feet in depth with an additional 14-inch overhang. Boudreau-Landis stated that would make the o�er�l�E c�epfih��f t�1e porch 7 feet, 2 inches. � Maxwell said he is in favor of granting the variance because the applicant can't change where the house is located. Nelson questivned if the variance request would need to be amended in arder to take the 14-inch overhang into account. Hogeboom said the request would not have to be changed because the house is 31.6 feet away from the front property line. MOVED Maxwell, seconded Boudreau-Landis and motion carried unanimously to approve the request for 5.4 ft. off the required 30 ft. to a distance of 24.6 ft. at its closest point to the front yard (east) property line to allow for the construction of an open front porch. Minutes of the Golden VaUey Board of Zoning Appeals April 24, 2012 Page 3 4224 Golden Valley Road Denise and Rob Kinq, Applicants (12-04-05) Request: Waiver from Section 11.21, Single Family Zoning District (R-1), Subd. 11(A)(2) Rear Yard Setback Requirements • 5.5 ft. off the required 25 ft. ta a distance of 19.5 ft. at its closest point ta the rear yard (north) property line. Purpose: To allow far the construction of a balcony. Hogeboom referred to a survey of the property and explained the appliaant's request to construct a balcony on the rear of their home. He stated that the rear yard setback is 20% of the 1ot depth. However, in this case, the setback was arnended by the'City Council in 1964 to be 25 feet rather than the required 42 feet. He explained`that the applicant received a variance for this same proposal.in 1999 but the balcony was not constructed within one year as required so the variance expired. Denise King, applicant, reiterated that they did:receive a variance in 1999 in order to construct a balcony but they ran out of funds at�hat time to construct the balcony. She explained that there is currently a sliding glass door located in the area where they wish to build the balcony. She referred to a sketch af the proposed balcony and noted that it would extend approximately 1.6 feet past the hpuse. McGarty asked about the construction type and materials of the proposed balcony. Rob King, applicant, said the balcony would be constructed like a typical deck with planks of composite wood and white railings, there'wauld not be a solid floor. Maxwell asked the applicants to explain how the need for a variance is based on circumstances that were not creat�d by them. Ms. King said they didn't build the house and the sliding gfass dao� is dartgerous because it is one-story up from the ground. Nelsan asked when the sliding door was installed. Ms, King said they installed the door in 1999 when they received the variance originally. McCarty noted that the applicant put the sliding door in and I�t the variance lapse, so they did create the situation. He said where the house is located on the property is really the hardship that wasn't created by � the homeowner�. � � � Mr. King said they are not proposing to build the balcony 5 feet closer to the property line they are just filling in a space that already exists between their fireplace and house. Nelson noted that the neighbor to the north has a concern about drainage. Mr. King said he can't imagine that the proposed balcony would affect drainage at all. McCarty agreed that the balcony would not add to the current drainage issues. Nelson opened the public hearing. Minutes of the Golden Valley Board of Zoning Appeals April 24, 2012 Page 4 Bob Stanton, 4221 Legend Lane, said he daesn't have a problem with the King's but he cannot support the propased balcony. He said the applicant's house sits higher than his so he is cancerned about the height of the proposed balcany taking away his privacy because they would be loaking down into his property. He said he understands the applicant's problem with their sliding glass door, but he is concerned about being able ta sell his house in the future if there is a lack of privacy. Nelson asked Mr. Stantan if the existing patio door laoks onto his property now. Mr. Stanton said yes, but the King's will spend more time on a balcony than they wauld looking out of the patio door. He reiterated that his main concern is privacy. Seeing and hearing no one else wishing to speak, Nelson closed the public hearing. McCarty said he supports the applicanYs request. He stated that if th�,applicants wanted to look at Mr. Stanton they could stand at the window and do it now. Boudreau- Landis agreed and nafied that the currently proposed balcony is smaller than the balcony they were going to build in 1999. Maxwell agreed. Nelson said she feels the proposed balcony is,in harmony with the City's ordinances and it's a reasonable request but she also feel� that it does somewhat affect the neighbor and the essential character of the locality. McCarty reiterated that he feels the hardship is that the house is lacated so close ta the rear yard property line. He added that there are ways ta overcome the privacy issue such as planting trees. Stanton added that if the applicant's property wasn't split the way it was the house wouldn'f be so clase to the rear yard property line. MOVED by Boudreau-Landis,_seconded by McCarty and motion carried 3 to 1 to approve the request for 5.5 ft. off the required 25 ft. ta a distance of 19.5 ft. at its closest point to the rear yard(north) property line to allow for the construction of a balcony. Nelson voted no. III. Other Business No other business.was discussed. IV. �'Adjourr�ment The meeting was adjourned at 7:50 pm. Nancy J. Nelson, Chair Joseph S. Hogeboom, Staff Liaison C"1� ' d) �' ' �' ,� Planning Department 763-593-$09S i 763-593-8109(fax) Date: May 15, 2012 To: Board of Zoning Appeals From: Joe Hogeboom, City Planner Subject: 501 Radisson Road John and Nicole Bean, Applicants Background John and Nicole Bean, owners of the property at 501 Radisson Road, are seeking variances from City Code to allow for the construction of an attached garage as well as for an addition to the home. The home addition and the garage addition are proposed to be constructed in two separate areas. Both variances would apply to the rear yard setback requirement. No prior variances have been obtained for this property. Variances The proposal requires variances from the following section of City Code: • Section 11.21, Subd. 11(A)(2)Rear Yard Setback Requirements. City Code requires 20% of the lot depth to be the rear yard setback area. Because 501 Radisson Road is an irregularly shaped lot,the rear yard setback calculation changes at different points in the yard. The applicant is seeking the following variances: • 15.42 feet off of the required 53.83 feet to a distance of 38.41 feet between the proposed attached garage and the east rear yard property line. • 11.17 feet off of the required 40.33 feet to a distance of 29.16 feet between the proposed house addition and the east rear yard property line. � � �°.,„...�.,.„.„..,�„,., �- .. �""= P ., e» � .� ..».. „{`3��f.."fl'W'CK3£��VSb, '�- .,� .,,,.,. � ""'��-ti.. . a e � ............ ' �, �. �� � ` + f 4r'''^�-___1'�-�,�`-- 5�� S�tM ''. `��`��,� ��� a 56�5 ( /� 'r� 5 1 " — _—_"��, fi= ��`�,.r��'" _; � �' � : � � �23� � � , � ���t��,�°��y S 57 ��� j ,/�/�58A1 495. r�� µ --�-�.. '� " �._. �, .,. ,_ _ _ �,�"�;.'� `��°��c�� �`^.. � °� � � � 5317 53�t1��� � , � __ .. w ,�,.�� .w .�.�� ,,, � �� � ��r S 9 15 17 `�., F'�"'�� f � k .a� �� � � A° p�' �7�� � z � � � . �� �,. / �A�.� �.n .H .� .._ , � •� _ � � .�,�+��$: f 4;.�� �������� _ ..» '_ $�J '� �a$ �,l . t .� f � 1 QCI � . 1t19 `^--. �'�'� `1 � , � � ; 'i 41 'i U4 � `�,.. ,.'''' �1 � 1 q9 108 � 1 tl9 �� " � }j � ° 1U9 11,� ? �` , �� 1'IT 116 ° I t �``'�..��� � 3 1�r��,��'�"��l� 25ti �y # 177 2flfl � 5160 / IkePav�d .tsb �y�y ay /� C 3 � Z�� 2 ���J� } 3�JV�� ZLI L�V I � ^.�+� � xn� , � � �--....��� � � � • ��� , � � `'� : ; � ' _........_ �* �09 220 � Z21 521� 52t1fl 512t! 51D0 315 218 '�'` 3U7 ` �' � „t 319 3tl$ ' 31t1 ;_ � ,��abz�ni�f pr� � � _. ,,� � r �09 � -• v .� � _. y �`�� p� � �27 � 5221 5219 'S2�1 5'I37 51i31 y ,, d�D cs 449 4U0 # 4D1 4OU � 5111 i'#�'�'��►4 � 561t1 � %i•,, =''�r \ =`"� 417 � 421 r�i%�> dp$ <,•,�, d10 801 509 577 525 �g,�� ,/r � fr`�;,f f � t �. �, . �,. ,m .�� �.,mt.��+raf�tver ,s �.. �. ,,,/ <���r�:. �. ._ � � i ' � ir'%!/�'%'/," d16 `� ,��" --""'.`�...� ..� ,.� �. .,. ..w / 9$'! ,•' _ �1 $ (! �,. 'r"/%��,525 %� ,``�. � ,�_�..__ �`�'`,.,� �,` ° -,� \., f` �3d � 5Q0 5�18 61B �``�..� 'r5� 5 � Sub'ect Property ; ���-�`�----� � 8�,� � �-- J 580 �°�, � � 61d � d32 624 618 fiUi � ` ��,� � �, � � � � � `' ---�' � t 621 5�j1� �"Raeib€sc�r��d �� _ � ,� _ �� �� �OS ��,� � $7'M 621 �637�833 b29 g251,, �° \ °~--... � '� � 7'01 f�01 __ _� ; �� � , ,� .. ; � � 7'�i...._„�.�—,���� 611 8'f7 613 �,, 6�19 = f �� � � � � ��� � � .�.� � _ � _ , _ � .. n_�Q� � m._ �CsaS�n Fi�I�C1r�° 542��y 5A10 t 5440�,t 5�2� 5-�10 830U S��U � l _ �, 53?fl 5216 152fl0 1�� i % , , ��' `, � � � x 3 _ �_.__.._ 51�iti ,���. n�..,� � �.� �. � ._ �&FCt�t�cwr��.„� � �_ �� .� � �_ � --_. r� sa��►�l � � n _� �w�.�..� � � � ss�� �` . ,, � �'�� s��a� szai ss�� ��p ---� �. F � �., � s�x�� --� . w�.. ` �. � � i if5i11ir~tl1 :.�--� � , �51��;--�,"� �' ,tit ,4 ��.�-" � � 1�� 0� 28��1 �`""""`--i��` �'5C)1'i�;�• , � y � � �. �,` 3 E{� 4B 83 �'`� ,'d`t101 �, f ��.w .m. � �. � � .� � „v, .. �r s��a��+����s�s c��tiurt_���,��:� � ('--y---------,_:,-'=:..•�:_ �, , � 7 city af olden g va e Zoning Code Variance Application n '� �.._ ,���� �JE��t� 1. Street address: �..��.? � �.�����.��G� � , 2. Applicant Information: Name: �7(a�1r`► ct+�l �C:t)l,C� ��+�4_�� � Address: J��� ��'�>9S-S�1�,1 �� �' =� E�.tl ��-l Email Address: ...������r�ii'►'���+'T'�.�,�.tc��C�j►� ,,�G��C�-?����►�' ��` ut�(L•C�� � PhoneNumber: /-�) . -�.���� � c�,r>1 /�°-�7!.�—�cs'3� C�,��;Z�.� 3. Provide a detailed description of need for a variance from the Zoning Code, including: • Description of building(s) • Description of proposed addition(s) • Description of proposed alteration(s)to property �o C�� �.aS'o�n � ►"5 c� -S,°r,�Z�. �Q�-- � C���� oY�. �-,� � � � �. �Q � � � a.. -�;t� ` , F :s � - � � �►�sv� o� - ; � � o�s�o l n C� I � �,.� -�o�'� c��. C u�;��. C�� �. - .� ( Q��C��' ��� (-:�-Q���Us'� S ��'°��� s � � � / � 4. Minnesota State Statute 462.357 requires that a property exhibit "practical difficulties" in order for a variance to be considered. Practical Difficulties: • result in a use that is reasonable. • are based on a problem that is unique to the property. • are not caused by the landowner. • do not alter the essential character of the locality. To demonstrate how your request will comply with Minnesota State Statute 462.357, please respond to the following questions: Explain the need for your variance request and how it will result in a reasonable use of the property. � GJ C t� � �' 'rz . y� � �r-�����,�X � ''� � �`` , Cy � ^'C�V� tl � � � ►.�� ' � ; � � � :�� : �� ' �,,,� .�,��.;�,�,�-Z -�.y� U..s � � -�,'z,�s. What is unique about your property and how do you feel that it necessitates a variance? . � n � -�f- , C�.�. �`�-�-1�. ����C.� �S ��� �n e�..� 1�:�`1Z �J�-- .wa� m�-��� �-�- �t,����� ��3�'i��)-�—, Ca.��C C(JS-��,�-' � � �r �"�' -- -�C.�G��.�� Expiain how the need for a variance is based on circumstances that are not a result of a landowner action. 1 l'1� �1/,VYY�-'�l'�,3K�S C3z�Q v(�� �J�hGY'�S 9 CJC.JI,� C'--TI- �`�.�'�'e.-- ''t.P\ �.�'i`1C° � '.�...- �rV'+c-,• �l� ( C'�'1�� C� )���� Explain how, if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole. /�,., ?� �,C�o C'-i�Y�C� ;S ,i r�,'��Q -� ��C'L� e..t�� /f'��.n ;,rL Z;`� c..�n`�..���-�, � l, nG� � c, � l l�5�.-- ;..��x�.t�� c�_. a�n �� �r-�'-���`� ��-��t�.� t�r C..�cx.��r0�,___cQ� � el�',M��..�. �{ +�s ���1... -Fr'�h�..s C-�;�-�Y. a�'� c;�.nc�2 36", �- �,-tc�.,�,r�,. �� � ��k�� �'.�e�.- � --k�.�� ��.-,.�., t..,�. E.t..S'1� onL C,�se��. �:�rc�....�/ . � 5. The City requests that you consider all available project options that are permitted by the Zoning Code prior to requesting a variance.The Board of Zoning Appeals will discuss alternative options to seeking variance with you at the public hearing. Please describe alternate ways to do your project that�!o not requ��variances to the Zoning Code. �� , G y �1 , � h�. � ' �.� ,�' � � ; ? : � � �� t � � -�-� _ 'n - � � � � ' � � o�- .,.. ��.. �' '' '��►� � G, � �1�`'�� 6. Please submit a current survey of your property. You must indicate the proposed addition, including new proposed building and structure setbacks, on the survey. A copy of Golden Valley's survey requirements is available upon request. Please note that this application is considered incomplete without the submittal of a current property survey. 7. Please submit at least one current color photograph of the area affected by the proposed variance. You may atta�h a printed photograph to this application, or you may email a digital image to plannin��„�oldenvallevmn.�ov. You may submit additional photographs as needed. �_ c���) ���►�" ; L ,, �� n q'�--t�.�'�c�.,nCC�' �:� ��c.Z� 1��.�. �. c�. �� �� _ �i�k�—. �l� ►'°'y'"��� C�r1 cJe.�.-� ������.:5 � `-� �' ����' �,�i�z ,� > > .,� � � �f���-���-�-�- �v�..� ��� � .�- �,�ti . �,�� � ,�� 1�,=��n c�.�._ d�,�,� �� ��' � �� c� �� .. �.,��:.�.�2� � . 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. I have considered ali options afforded to me through the City's Zoning Code, and feel that there is no alternate way to achieve my objective except to seek a variance to zoning rules and regulations. I give permission for Golden Valiey staff, as well as members of the Board of Zoning Appeals,to enter my property prior to the public hearing to inspect the area affected by this request. �`---�:_ S' nature of Applicant 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 $150 Application Fee Attached Please note: The City of Go/den Valley will send notice of your variance request to all adjoining property owners as wel/as owners of properties directly across streets or alleys. Your neighbors have the right to address the eoard of Zoning Appeals at your public hearinq. You are advised to personal/y contact your neighbors and explain your project to them prior to the public hearing. -"( os � i ,•• j• l�► „� .� +� ,� � ' , . . �� y� ������' '� �� r � wf MS, �� � ��K �� � ��ir... # � gy� n t � � ^ .. `, C� ' F� sRl��y � �,. F... . 'F v A444. �� y. ��*,°V .} C. . � � • m A ; ., y�} • �.�+�. � / $ ''- r� . ' ���",:, ,� ..�k v � } '. 1 ,1 � � , . �'�,{ �'#� ,�« .♦ . � F� ` ��� ` •J� � Y . . � � • " t� �; t. � #� '�� � w�"�`.- , rt' `,�: " a /�� / ..✓F 'f S ;' � k�` ? �� ` -� ro � ���� � x � ��� k> + y]l p z > } w t 4 .1 .. � r� 4 �'.. � "'�� M y � y ' " '"h` ' � � �... � / `�^ �.`"�,�e` •. A � � � �� Mi� •r� ��� * ��� # ��' a��� ,. �:' �� r � �"`�� ".art �� .:�� � r s� . � ���� . � � �. {�� � � �'� kr "a�.' - .�: r ,y , . � . � , .� ���. �� � . � � \" � ���� . - _ � � � •��" _ -��. � � r _ a, � _. �,�, � . . . � , - ��.,.��: - .. � � � "� �°: ,. : " �� . ; ..�� ,�,� _ "�'°������e' �!� , i � � _ �� , '�;�"� . '"� �,,f. �J � � �' � t �. . # ,�-,, , " . F � '�� � �� , }� � �� ����.��3 a�'' 9• �y � �, � ��" II'�'�f �� , k`xl,. .�il � .. R� " ; �r� . �./'�r . . �. � �� !le�� ',al ` � e'z4�� R4 �'►�i I�}�.. I w �� i � I � r t� � r � {�� .�, �,y z � � � w!`' �v B , i'�� '�y� � � .����d f��� 1 � 'R' x �;" '�-. � - M %� � � `'�`����� � ,.... � .� M. ''�'� 4 ,�1..� �+s. �t�^ ���. '� x� a.f�,. .. �, ��I;s � �w '�+�N � "�+Jf` . � . � �y � #t � � "�`' 7�� '` �+� � ',��, N�` M r. �,�, i , � . �� - � i� '� ' � . „k �� . � a r'1+�� �,�;�. a § �. �� � � � � -' r"t; �= "'�<, sw-, ` �`> 4�. ���. � �� ' � ,r°�++3 l��� � �#s°,e• ;,#+�.� # �: +41f .Y�'$ t ta�, i� y'� � ` �;"' k �_ " t .t � � �' " , � 'E�� �"1� ;j�•"����� � ,@".+. �'� i . A.;- b ��� .� .. � , � ,� -�i* � . �.. ; + ' � ' � � i ..x� ��° � '1 R � �t'�`� .�,� ��Sk � :'X ••� -, .' m • � , +et„� � � . y . �+,_ � ��,�^yi"Fy'�, �i:� . �, � . a ,�•�`��`;,� �,e� . ��+� , . �, . , ..,� .T f� � �y�� a�, . , � 5a "�� ry _ �� �..� a � ♦ . 'k.�„i'4 5ro . ��.�i� . x ,•.�,yy� ' ".yr + .r f � 4 �f ��•�}� j } w'i� ���5� f r"". . r �y..:.� t x . .y ,. ....,' � $ � „ r.�'� ,.. �, �;°�` � ,µ 3 � +a*e...'1�, " ..a .r .,. .. . �, �. «�dt+'3�"..� � , , � � 4 i. +a � � � - ' '....�� ' ,'- .i� . . ,.. �:, � �. j.w+q'" � • � - = ' , `��- � . I I 'S��`...' . . �+' Q I�� sx i - ..rt f �i. d� 'k� � �u �'W'� /�. Y � ,' �, .-. . � �� ,� . �. } ,�� � .- . � . . ... q�-� � r" V3'� � �y ��rn � 1.� '� . Y�- �_ K � �f � � ,{� 3 �1' � . _ a. 1R(t' �:1C-r� � �j, �i{�� � 'i`� �r4 ,.�� �A.f.',.�'���� � •.,� � $. � �. •s�l ii�� � $�r.� '�� �!f , .t m_ � Y �' . _ .�y . j � +�s �;�. . �a.��-` ' r�,�.. ` - � �y . ' �t:. � ' n. �..` rp -^�„x"`� �.. •....= e,�:�- '- �� ?A6���,t � � ' � �, � ' �' ' ��- ,r : .✓ - - ,.,�.... . . r ',:� � � � ��� , . � ' . .��� �,,a :�� �"' °y �.-. + � . },�,-: `�� �� �,� �� � � ' , k ;.,�a m��� x �'S�# � � �' �;; ��; . ��'::� �,�„. �°` . .�'''" � .ya+ X.� _., 4''� .*Me� ' � �� ��- � �'y��k`�W,,9 w � '��,n �r �, ',�. ��y���, d �� „� :w 1 � �, � �.t}�., '� ���� "-{ 5 � � .:. �� � . � ^ . `.� , ,` �'� � i',�. � '��� �� . •� �� . � �� ,� ,,. � ,� , , , , ,� , �. � _ .. - .� _ � p� �.�,� n . � .. . . ; , . .� , y .. � � . .��`�� � k � :�. � .' . �- *�;I�1; ' i'"�I�� i.,t-� � �„� ��4 ,� ,� � ' x �`� -. ; , , ``k ,,�.:��`�R���. � � � A �" , s . , � �;�/ � � � � s �, � r � , , i ': • Y , �• •;� � , �" + � �� x� ' ? � _ � I � ',. { �R : �. � '�7` " � €`� f�_ � �: . '�: . r. � � � �., .� �� e� ��' � 1 '�. y�;iqo����,' � -�i�.t� � ,� ,r � , �� � �^F� 1 �. � . � Tl� Y ' g:�. t�'i:BTM �' ,a�, ,y � ���,� � .�"r, ���~: . y�� �� � ,/�* � fA ,� - � . s , �• i .,�� � � � � a y��M ., , 'ti.;a-d r� . �q�.�1 �Z} �r� �`� y ��� �: - � f� , " �� �, Y I «� � . a���',��+"� "" ' k� „��; �, w '#';: � � F � '�„��. . . ,� �,�� �; , , � a , � . » �. ' 4�� .. � �, � . ��4V�j. r'� � �. � ,.. � � �,�k � h .,� . . , t . \ .. . ;1�'7, � ��.�� �� : +� . y �:. . ,�� .. . x , �:�p ��. , „ � > .... ` . �!"� . � �'� ��� �t•.r . . 1 � � . _ . . . . . . . �r .. �� � r . . � � r t .- .�. A . ' : � v ` .�..jh � E�}. .��..�� ,�. �.� ...,�= '„��� .� . , �; ������. ; _ . ..� � �y 1 Y: �, g��jj`ng, .;++ .. k �+: . . �`. . : , �� i � � iL' . '� � �� t' � � °.� y� , . ��- , i • ^ i�a ���1' . `4 � ..���. , ,��a�iL�'!�"',". / �"� � • nYY �� 4��� *��i ��Y�+�, .` � �' � ��� "k . s'} � � . '"�'� . �, . `r �. � �� . 'a. � :�,�''� �,�,�� �.�. � .�`� �� ���'': �: � � ' � g' `�t,, ° . . , � x� � F.1� . ,. ` .. .` ..��� ��• ? ��;_ ,., � , ,�_ �� . � ; ., � � ':f _��yY .�` � \- t .._ �� . �c= y'�r �� �'� . . Ykf`� ♦ �•,` �„k,\� � � �6 � � . _. ..... � i , � � 4`� - 'U.`a t � � � ���.,- ��. � f � _, t a�, �"A � � ���}� � A ry �`t � 4 . �` '��V �.� � r. .,y � � , � �. �,�,�. �`' '.��9 ."� y . 1 �� "�E, P `�," "�. ',+ti^ ° ' .�. . . . r _ '�:���t '�� 7� 0.ry�� .�4� � d z'��'' 4 � � �� { � '�#�� �� � . .h`^`• � �. f . � ^d1 �h�� - _ --�r'�.an+ `� �� �-liTw,__ �'.I .,� `7 t� � � � f,. �: a��-�,��. ` �"� �`�, ..�, �'"�'�,�,�,�- «t • � 6-��i .�� ��• `'b" �'�„� ,.,.�, �`.,` ��; ,� '•�'- _a t'4 � �'�,�' � � " �, � ~���':' x� y� � � � " �` �C � A.`� � ,� " � ��: �y ,,,� ��� � ' v �� �" : syr,�' . . \ ..;�'^ k�4�L� �'!��J�' t '. �..�-�.�:a. �. - ° �+` '^.�' �- Y, � . - � . .,.� .i�� ' ir' ' �� d ' '-+"t- \ � `y . �9 a *� -.�: t�.: t #j - �`'-o.7'y 'd_- �'#S�,° ';d�` `y�, 'a� - �j, �� • 's�,���,� ..-,Kr" e 1�,� °� a��r .°q. �i . ' i� � Y. b ' y� �•.� �It��� _.._.. ...._..�..�... rP� � �- r"������,. .� ,r . ,�� � � � 1 ' ��,.�,� �'� �� ' , �;�, - ,rt �,� � ',.* :;:' � � � '�_, ; ;'. �r�,�'-,'+ �� � ;i" �� � ��� � 4 � � ��� � ��» 1 . � . '�V " �'°b•�.. ,�xi' I' '��''� 1 ;�'° r�, ' . J � , . �^�1 �1 ���k`7��'�{'�� �� � . -w,�.���*- x'�',r - .��� �„�� ,,�, � ��"'�` ��; ;,'��' ` _ � � � ` '-- .r , 4 'S, .,.. _a..r.r� , e'.,� *�.*•a, .� �'� . ... .. {�� ��' doA°`'�� ��� Y . .,.. � .. , . : y �aY . � �... '�� . Y�. �� � � �� .. . 1. : . - ,.nx.� -..--� ' -;,. .. '� . .. � ti-�-` �'*r, �' ��,,�* y• i � � �. 5"�'' "°°'�i �` ..�� �� � t �i� t� � '� p't�+'� ' �� . �.'.�. ,. �a.. .. ;' +��y�� *� .���, { F� - . � - �r. ^� . ,.-- '�!'�'a. ' �� ' . .. _ . . '• . . _�'�``"` ' ,. , � � . ., � ,�, y.i.^ .. . �f: �c �* t � y} i' " • r '�� � .i � . ,st .. 4�� .. . . . � � . . T y.5 » . . b � M1, � � .��j.``'��'''�1�'�� �' �� �;.�; ' �� � . ���� ��' I�.`1 r � '' I ���.�r� , ' ' �'� �� �_ , z1� �- ; � , � ��` D0 f���":-t '�„! + t, "� '�, ��� - "'�'`� '.`�° �,�c.'�� I �.� j� �, '�� : , .. , � R +� w , ;�'��.�3 /�� ` yY � � � k , i - . E � — � l ' " 2 . . r . , _�,.. '' ,. � c . � .. � ...�. .,�: , ..r ,. .. .. . ,.ku�H�' r . ,���_� ` �:... .. r. � �� ;,� a° ' ' � 4�� ,.. ' , � .� t�'� � , ��� �, � � � �;,. �~ R. �_ . , _ . :. � ,� . ,. .., ,f ��L. ` v ;' t' A,,�,�.� ��°' ...�!� ��d,�• ; . �� � � , �� y �. ~.. � � } . .,f! -s �. t � �,'S�" . �� �� _;,� ,xy�' �� � `"� .,+i,,,' { � �- , i+ g, � �3 .� -? � � r ��j . '*'.Ny, ��; �� a�� f ��{ . �•ar�'���! a�a�' ' � � . �. ��.r}��'' . ,'��,'� f/.� i•�+ ,- ... � . .. , �, �� � -� � ��, , �� ��.�;� �� ��, � � � - ,, _ . , , t� � � ° ' � . � �,'''� � r._ . ; . . � .:j, � ��� . .� � . � t ' y �# ~ ' � � - . . �, ' na = �f r . 4, 3 , . . +�� S, ;;g �'�,%t , � ' ` ' i � , .. ��} ` � ,� �/ � �,'7' e r�i�� j ' �� � .n � � ��� .A. . � , .��� � �� � � � y 21� :� ��` t .7 '� i �r Jt Y �4, � !z � � k ,�„P,��,°- � � '' , . * �e" � J „ t ;� w �.� , , ,,� , . ! a �s , , , , s �i t � � u f�,E_ � ) � �. � « � � M y yw p � �� f�� � Y {, � b t� '� f r" 4 �A Ja � .f � " 4 .k� .:.�> ,. � f,�{� � r , �� � �� � , a,� � � '� d e� � � ,� '� � `�-"�. �ti. �.t? '� �!. � w�' P ;'�W/� ,..���+��� .d �* � �s' `�. �4 " ^��� ' �, � i r j� f y� �,."�,.' :� �*` � „.� „v}R� t. v'u� fi^ 4 . 1•µe.� �'��.4 y ! ' * �+' ��f� � ,� � '�y» � �.+1� � � �� �l` `''. �. t ;��s� �,t.:' '� t ^',, �-_ - +�# � �, �� �� � °� �" � �' vt � � '� ;6 4 �� � �� �_��•�`''�'�„_ rE , c' 71 '�� �� c �' 4�,�`� '� .' � 's1+.� T°�i., _ � . '�_ � , .'�' sf� '�'(�" , f . � "��� ��.�' ?� .�" . � �' �'"�:�� /�A { � � �9! ��� �+ '��/ +, .� _ �. � t ;,�+/" { •,��.,• � r:� , ��`. � r .. �,�y.<� �� �x��� ` , � . . a.� �1,. . +�� '{� � �y''�w� ��.�,«. #�., , '� �"� � ,i ?� i �"�` � '41:r" . ,r ♦ ' �#.£ F ^C �� `, . >� > �. . �. �� �,. � '�' �4� �r � t .�, � �*;� �� ��'� '�. .� ��`�+��, �,+ ""�' � 'k�,. �•° p�.,� '.�� �'a t � a ��.,�a✓+�"'"S ���[. .:y„a ' ��� �'� •t'& , �i� "�� M ; Z{������ . . d'�°� = ,e. r .�� . v.c r r . �' '- ,t"j` � . .'� ,. .y. . T...-;y a �* '�c rR'�,�} t- . ���: �� =�.� "� .i .�� •. ` ;�i y� �,A '•`� �.L.�.•r - r `-*`,� 3 i \ ) , xT . I . R � j�s#�e,j� �yC a/ �` '�"� f ♦��.�"i+' �. "_�. ,YyY-.3,. � 1��"��r�l� d a �. f,/ � .t � Y� y* � 4. � „'•,+'"'���,� $ � � �t i'q�-� ? - ''" �at` ',�.�!'' z:= . � ,h, i" � r ��f �. � "-� � �_� �,/` 'r �w f'�/": : ° " �,' � �f r � � � ,e*.�r,.1�. ,� ,�° °'t�� �...�� ' � ._ i ; • ft - - "p"� �t a� + . « . • . "` d�'.r. � / �� a, r . �, �- ," �. ' - .. �. �,,.'+" ° � � .* �� ��n �; ,�..� M � � ' �4 x� � - s, ,� „ . , a� .`. �,: wt �„q ,r �� , t � . _ � ,. �u.� r'"� .. ��,�1.:���.7,� a�' # a� �a ., , _ � � � � � �° �� a � . . . � � � . .v „ . _ , _ m. '� � , � � � � _� ar-._, .5 r�,��� _ � . �;, `* : '� �► � � � � � � �` +'+ ,, � f �, f• � a �`�;y ����«� `��`"'� r,. . , .X� �>.4! y' l , „ r� � ��`� : #�t iG' . � ' � . .... ..al�'i'�y �`� ' , s, °i � . . , �, , . t . . ' . � ,�.-�4 �' � t . ... . . �� '�. . , l • � �� , . . ,... a, . . �.,.. ., e ��. ::. � �'. . . .e' � n. .�� t"'. ''� , � , .A.�... , . � ;,� , � . � .. , � � �� � . . _ ��,�,� , }�,� '",�. ° '- .° , �� � '�°���� : � u �� ,. �� � �_ � � �w ��Y ;� t. � a , � �� i» � +� • � �. � >-..., ��i: � � ,�'. r � , d a� = w „. � ,•: �.�� � ��A . . �..'tk �,,�. � '�+ �'� '� > 1 � �' 6 '~I � Y � p � �+...� . _.,.. ;� n ,. � yl�f`.�p� .. � � ���� #5i?# , �, 1 w�^r L ..,n.+���. �.;� ". � � � � .> ' ; .:�. , , - ¢ .i �. '� . £n .� fi 3� "��! �i{�� { � 1 a k ' � .�*fl�» �,� ,� - � �` .� � dyq _� _ . - ,� � ,- !�'`. , « . . „ � • � „. .�, _ ;: ,,. �: , � �'� , { , .; 1 `�.. X �;, � �. � � - � , � ��y �`:ti' ' 'y� �;� '" –:��'�.> . . – , . ,�f �, . � : ., � � , e ; . •� '.. :�s� r �, , � �,� � � �, � . �� �"' '�� �`'�.�, �'f �" ��. . ` , '.r . . � � ��� � . +���° , '�.�>"�' � �' s {• �._... w � = e�, � � � � � � �' � � �. .. * . � . . „ ,y d�" �r� . u�� � � � "+r�, '�i� � -, .� � . ��� �`Y . . :� .. '� t � 4 w !�'�'' � ' *.. _� '� �� ll ` �� � �� " � �'�� a�4� �,� �� ��,�y���g'� ' ��, -'��^;���". �h � ''4 Ed AW+V/F 1 I Ir>. ffi � , o � ` �„� . . ' '�S Ss.�s � , - �.. � �r . f� ••� _��.€� •. � . �� �*'�� �! �� � ( . < ) .. �F '�f � y +a�,� '' � _� �� � _ �, � �: ._ � '— �3� �y, '' � �m, �"� � � �� � � �""` �, �� �� ���` �� �, �1' �, y,� . � �:..< � e'I } .� �'� ''4 .�� � �. a1 , �'^ �y� � � . � ; � A ,,= y � �,� ` `� �� '� ' _ � � - � �� � ;. ,� ' ;'' ',� , � � �: „ . . . � _ ,_ - :, s: .t r � ; �f��,� k {x �� �� � ' `i `� �Y �,�f � ��� !���. C�, �, ����, � � ���"' �"a�,�k*� �_� �� � , �, �, �, _ � p�r �� �t " �"�� � +, 1I Y ( � " �. "��� �",�a��,`� � �� �"s`/'�� ^�'. '� i� �1 � y � •.�s. n F �„+'1���5, /�� �r�' ,�- � ` ' t. 0 'a � � ('�, .A♦ " . � � , ;� y ' � � �• � '+ �~� , ° �£ . �� y \_. . �. � �� a,. °- �� e�- .,%' ..�, Y4�t�' � �e ke� �,♦ r � ,,� - �. � , a.� r �': . �J ;n, ;r� _'�,� �� ��,' � y ', k' _ �.j' � ;� � � �► }� ��" � '�� ,� - ,� "_' �, �- �!,► � >. '�� �� � �`/ '��. � ,,�,' ° j �x�.r _ ��, °� � ` `,�,`�f .�. ' `.�.� �� .� .. .� Y* Y t' � � � �.. 'y'"A"x . ',�Y t% "��. ,�' �Y' ]�p� ... '3 ?. ``� q � µ %y'.. �„, ` }t r� w,Y r a'�'��1. � YL:�:. 'yc�;�S' ,�. ,-. �y , a. � ¢ �. � i y • ��' . :. *-." i�..'i.x � • v v \ �• r.: '� ,�.�.. � � ,, � _. � � , , � � � ,� Q �,� � ti� � � • : . '�r '- , „`k� ��. �*� "��r' ` , , T''�- � u�I�,� " -„�w,. " �.,: '� , , � : 2" �,�� . ���,� ,^a>.w..�' , � ',.r� z�',,�r � � � ,- � r. � � '.a ., . � , . . � � , '+.. �'` �� . yp ' _ � '♦ " x '�<.8 wr�.., ... 1 y 9..-a. � i� �Tr h`�A. � , a"T \ .y� � � � 7 t � '+� � �;` �+� t� �� � ��°.,,� � �,t * ��� y :�r "M r � , y � a . , , , � _ � . . .' �: "`�'�y w ' � ... . . :;�.�... �,� �` -� _ + u , _ h. s�,., - -�, -r.. .:- . . „ °� m. + '- - '� .-� ' .�" ... ,..... r � , s'{�„�� �� �A I ,�a� . ...,. _-. , �:.i•- g"� ._.- � ,'-� . .- , ....._ . � .... m..w .....�„ "��4` . � - t`�. . .� .�;� ° �' �� .: _..._�.--� ..�....,.- _ b�' .� . '_ ` .-_'- s.. --�_ �.�...R� _�� y � =w�:+. " � � � .... �k-. .. ., �„�;,._,. s �y+� ��,I�� �. l� i ��4W 1-r��Y, � ;� z '«_ � . '- � ` 1 ���II! .. � -r�, -rw � t,�♦ �'� �� '".,`�`���1� �. ��,.. �- ' `' �"'1y ( '1` �r'� "�� ' #. �M' ,.»9.°,»,�„fi �M; "ti��r�,� [ , � 9����4� �� �9 �� }� . :s� �'� $„�^, '� �� � k�.,� � y, :- w � . � ��� y t�.�.,� "°` ���� a� .r ,� w'' ,� � � � � E � F � �� � �. �.;� � �,, ��'„��.a �r. /�" � .�° ��� Y9 �t r� � �,� ?�. �� �� � �• --"'2,-,,.,.< t�, . , , �� ;,a '� �' r'+ a /�►_ n � . . - , , -�vt �. } �c. �X ,�f ,!, •� � x �� k � ,« . _ � ;j� �� ; :� . � , 3�,f.;��,�ti,:{ . ��.� :� ,�,� "' ' �J rr �° �: , _ . ��, `- '�, ip � ;�,, s.e� +R' . �'`i. �'> - yy '�{"`�'.,... ` ! �-"� *��[�Gw����� a,$ ..N,a, r� `��1'��+T�� l•'1 }y4 i r *r,.. � . ;+, .} _ ' l .F.:: � �: � �,f+,' � �� . - � .�. �� �� ,f�� '� � _}� . .� , , Rt � . , .�� �, , :,� +`i° � ' E ,� � i � ��•'; � � < �" �� , �"�* ��.y��� �, -�..1'�',�. � �k; , . t + ��` .;,,a.r -� �� N �p^SJ;,"p w,� ,�; � - :wr' �4 � „'� � ���� `� ?���� .�'� '�"" � ��L _°'a` V�_ , • � r� � ,�t - e ..�. . r �"` � �� ... 7 ., � �.�: �..�. �t„°'w...." •t'`_� �`�`z���� ^ � �. �r - ✓ ',�+=t' r J �' _ ' � � �.• * n* ,. �'�T. �i ,�. 111 . ., „�"t °. . �,�� y. . , � . : � I � ' : ,a- <,.x � ����� :� I,i��. - •... r - - „� .,�� ��' .��r: a- �'�-' '�. _x, :e� , �,� . .y � • . , �¢,� . . � � , 4. li , . �"-�"� s � ' ` � , �' � .-. � �t +(r �` �� _ ,_ . , � �_.. py.., ,�; „°�' � '.i�'O T y . + . . �: X , . . �': £� ._>. -e.�- yb � � +,,. :. , : : t"'Y�?�►. 1� K ... � { �i- � �. _"�`.lr:, '�'"':.'��5��- � , { �� .. ,�` ,^ ., ��, §'� ' �� Y ,� j�. +,.+� ,f�,,�� , � � ; . � .. � >���,,.`'N � ��". '�" .. �eRi �� y� w`�4" `i� �+ .��' � �• °�a •s < .....e.�� F�,� � §� '�'��..i ,. �t�. �� . ..��- . , '� � �� ,� � �s �l+ t*" «._ e�;,� ,x > ,: � . ` '. �" ��.��t ' �ww��. �.. „ ., ��.� ��� �� ��� 4/ �� �J� t f,.,�"� �I� r � 4 � . �� �5:.'+.Y r�. ��� , �, i �'� ��ti ' "� t r •!� „�, '.i�' � �s�r� �F - Y v,j a`��Y� `�� p� 'P,4 � �. '�'� /al � �� '�. ,j'1 1 � . � , 3� .�, ,� ; a �r����t��,�i ti +; "� , ' ,` 5 �'�; } �: � '� � , y,�(� ��"�'xl � :1 ►r' s �►i �' .� : .. `� � �}, q . �'" �� $' .� ' ��t ��} + e:- 'a ` ��i.�A x. * ` ;e #i� ^�� y.�� �+�1�` Y�1Y'�� �'� �R t.. .�' R�j . �a .! 'yi ..a ' , . ' . � �x , � � �e ,/FY '� �q°` . Qp t . .�. �, l��1�+q t r'7��' ,_,� . '' . ��. . i%"�_9 I, ,��� , • 6 + r ± �� t�..; �. � � '� � �� ��..d: � .y,�.� °� -�r ,�. ,. �� � •'�� �.� �s� � 5° _ _ .. , r � �� . �� �p � � �?� �, - �����$����, , I r� �� ,r �,,` #r�' r � ',� .s�``. ' ���� i . Y� ` � -� ;r. .,'4► ���yr�,� �`,� �` 't ,, � '� � �' ,�:.�. �E����� �,c � .,�, _�" �.- . - �.-�,f �� � , , _ ¢�;�,�� ,� { ,. . � � � T:. � i . � �� ir p^��;i � . ,y � � ��� I ' `'�:����= �� �� � � �: � • �:� �� - ��,��� � '� �5,�" � �: � � � " �,► y �•..�,�, � `t' � ��,,�. �,� , . 1� .�t, ,, - ` ��'$'�, ,'���� �"�a�. ,�.'� ..'`"+., �.� : ; � � � � � � , 4 � .. ; .I+ ; ` % � �' �� ' � � �r � � #14 "r 1� �� �� � a o �`,.� 4;"'� � �. �r��"� � �� �, x I r P+r � .� y, *�` � M a, � �"�� �4 �� �� � q,� �. '�� { �i �� � TMi_�•� . � �" �S`�w�'4:� . . . i� , � '� . M *a e w�` �. . r �' �w t.. .0 . r� I '� � � ;�,. ,�,,a�C, «.��r� � � � . � � '�.� �.',� ,� ��1�"�i a �� ��.�' . �x� � � � � � � . � . . �'�.J r i•��r� .� .w t t �-��..r..�:ei ', �,�" '„'� .a � _ ��,�'- �',t4�; � j���.�I, 1a. �1� ��' � ��' •��y� �`� ,� > �� . �� , ,�` ,� : -� �` �� ��': � 6s� .; ^�.it�c l �� � ��'� � [ ���a / .. �� ,� . � � �. . � � � ,�4 . � ►. . �,F��,�� r:����. �� � b' �`� r'; }� ����i� r�.. . ',� r +"le. e : '"y�°p�+,. p '.j i� ,� " 't t 7 � 'a �,'`f�' :�. � ;!b,,, •�. �, °t` ,. �` � " �, # "Y `w �# � ''�u��,��. � 'k s� � �t �k���� � �� � � � �.� ���� �., , .� 4 "'M x � w � � �{..?.. � �^ ,��''^�� � �,,'�"� ''�' �, : . „ , ■ fa ._�.�.�'S+riYt-7����i�{,Ji�... Y , .`, � .. . , � .. ,�'. � . .'"` a i . r� .�'�� �,'�'-,. w.�r+ f M�/IYM � .. .� �3 ..-b£ \ �1 N � �� ". � ;,,�,y ..,, � i " . ���_ � ` � . ` r ��'� � � , _., , - � '�*�r �' , ; . � ���� � � � � �, ,, , x 1 � ,�,'� "�W � t �` `� - _. � � �i���t�t�� �' I'� ����r yt� � ^+�Ei:; �T ,�'�'+., `�u .3. q1 �, � d +`+�, � * ° ,+: "�"��� , `�`. � � � '° � �y � � �� 1� �� �.� �� a �� �� �-� �� _ 1' s � t''�i..�� ���� �a ��.� � � �_. � - �s t �� �-.� .�;,,,w�'�' • ;� - a .;� . _., , � �. �� . � � . �, ,� ��-. . . 1�,,,, 4 t f ��. �,c* y • �.�r . K \ � ^c ,�� 'vr��+ai . .,,.. . .. '. ... � `4�, � �,�� '' � �. �...� < �� '�'�", . .. � � � � � . - k `t� -� �.�' �' . , � - •� �: � -: L? � » ���. , . . ..,„�. .� �, � :P .,., s �t � +�.'��, ` �, � `�. � '� �� �.e � .a�,:, r� � , ' �1 .��:,�k `�.,�:. �� .�`.,d •yN"•'�Ip S� ���� A".�i :� ,*. li R � �...� , ��`�'�L � ^+s� � �`�t. �, �w��� II � _M :� � w -�,� � .;�' , - . . . � � a"i Y�. ..` ' `Y4 .' . ' :�`� n ) . wy�� , �� ' Y � a ,. . y� � g� � -. i ��¢,` a � } �' ., 4':. ^�: F �;a. `�y?a w*-=..�y, � 3�1�`� � ��' �. �, � � �N_ �"s � '`a ' �.. � +�S`..►'"� « ��, � � , , . : �. _ �� _ a .� `�� � � °'�'� �• � '� � � � �� _ � , � � � �* � � _ - _.., . , r � . .. ,��� �� "�� � . � � ". °�' ` M � w, � � ��_ x , � � . �• � � �� � �� ��, �� . ;� � ����� , _ . _. W . .. ., �� * �� �� . ��� � . �, �, �,, . s, � -, a. � ; y 4 :r , � . • -•,�'r• •_^�'��� _ .xe ... ,.' . �' 4r� '.. � ,�;. k. "+° `�aw+����.. �� . . .Y� . . _ . .. ' . � ��\' v �1.. ' �`*�'.. �� ' i x � _ ,�, }, � . �9 1 � � � � ; �x� r�b � . � ��'� 0 ��� �. , s`�`�� �� �� `� .� � ...% ,A *.i ` , � i - r» �� ' `4'Y "r e . , p_ �'y� .# _, . . ,.J+. .. `1• ' �,.W. �. i '�1 � � � . . " � . � . ..a�' >.... ` . , t � � �� ..� y � ., . 1 , � •�r yy,,']yy��yII��� � a � 0. ,i. ��4 . " T��� ; � F • �� �.. �� ., ` � �� ��♦ � �. �v e� � �, .•\ '`F��3�� ~µ� �t1 �, . . B # '� �M4 ,y �% r j * ,'� � } , � � ..� � �� r ,��*� � , , � , , . . , +� - ' .. ' �-,. _ ,,•'` "`,� �.. '�•;,. k � , + � •" �� �� �x � � �' ;�, '�, ����� �n��� � �� � � �� *�y�� � � ..a , i' ` pt��� " .�� �#t�'� ��� �t l� � k .. � � a� .� .i �"' � . . ,-i�'y �: . �i`. . � . �+s '� '�-- S �• ..;E� . .. . , , ��� ...� � y. q . .... ' . � «..�. � � '� .�. .. ♦ ' . . � + � � � �a � �'1{! � � �'�S a • ���';„�t\�� ��t,' i�#� 4 � � { r: �� �� .a� ._ `� �d � �' ~ � �\,` ��i �� a ,�� ;� �'R ��.��. �'�` ��w�� "` �';���,���'-++� �,t a ,��� �Y'•�,, ir" �.�" �;t�� . .,•_ '`?° �.� `.i`'�s. . -`�` � , �a, � � . .�►"i "`�' .«R `�� �T< . . _. _ '� �s ► '•�. .�" � -a�` -; �(�� +*r.i�'a �„ . '� ` � � �.�..a;�'�{ b�`<�� R�Y '� __ � � . ♦� `"!^,.� � �� ��F.d' °� ►(`� � a '�`:,a�*, °"�,.'�'. .�d!� k �.n . � s �:: ��������.,;. �,.�..J� 1�.,tr z �.�* , 'C � .���.;.'�,. ii,..n�.�s�.'�r� � _^��. � �s 3..�.5 �� � � ��+}�,`=� �.,�11�a t �� �' ,a��. ,,,�t�'�'',y,�Y,11,��� ,�.. � � `�. i� .. ., � � µ :. "��. R. �� ��1 \�� �� . . ��� yaS' r! .�p ,• ^ ,�.y,�� � �. a >, �� r�' �� �a 5 "�,_� `�� _�• l ,r .. �a" �t� , , � � a�y � � t.` ' :.a, •`� R• � t � ''�',���� j' ��e,.� e�••��r �.;�s , �' a. <�i t � .. � �� - � �..i:� .� "s.'�3r; ...;��_ 14 ,�� : . rZ . � #* �a � �� � � a', �, -' : � t -"�` . � r ' �.r "e � `�`.' �� qe:e { a.. F �' ' � ..e. �.�,Y' . � . ���'�. ' � �3z i� t . �� .. . � : ' i` �3a .x�.v` .� :� ��;� 1� y ,. �` c "- e \ ' "'�� �'�� �? � ti , °`� ����'� 4"i� j : },�R4 �. � * r r , �'�� + - ., - ��t yl �b S 5�'� �,� . .. r �g . *Y �"�T � "�r wYt� *� j i a �� . �` '�.r �� � „� � G r .t� . �:� � ' ,, � � � . , . � , . �� �'����� �. , t �9 .�, �f ?��`�' �,: , . r . Z� � ._ _ ,,. _ � . ,_�:_, . _:� �, t � - � � , �, .�� _.. - '� �.�' ;�' '°� . , , �� �< � �, , � _� : . t+ ` _���,,r�,_ __ {t ",;r �'��x�'�"•. • �.�{ ,¢s � „-, �, � �'.1 F.. �, •;3�(' •'k�; �'?�`��.r. \ � �'y..�r1,,�j,��,#' �+ �.�_� . .` ' . � � �}�� f ,.., � i' `� �,r Z��'''�1 �"'��%t � � +� . , � �,� { �j � .; . �c .�, a * ' �. ? . , � .,h.��� ��: • J . � � ���'(t_ '� - n t+ ; � . 'i4 ,'�•` Y�`. � �'a _ � 1 . �� , , ` � �s�� w . �- � �','�+�,�M1�` <. -� �' � � �f �' � • ,�+�' �� � �;� ti •�rT,' '� .tif ''`�� rt -„1»,�t'k�'"�•. ' Y� 'i��. 't;�i�-�• ,�.,` .,. ���t �;� ��*.• f *a#��, i;+��€,aa�* # � � ,�,1a,�'�t ��x,x»�:'` ,. , "�. _ '�, . , �-��a , � yr � � � ' �x� �.t . . ,+ •" . ' ��, Z�� . * � f . , . �*�4Y,t" � + ' ��". .�� .. ���`.,s M�.�y �' �. y � r �� �� °� '" `�,��:'� � ; " � �` ' �+�. �* 1 ' ����; '`R^ r ;,�.►'��' �"� � �� � , t � . , s � .• 1 �,�!� ,1`� � . r t � � � v � ,�� • . �,� : ���,� ` �ti����.^ � ��. � ��, U , �. - .,+ �r,��or ,.� : �.t�'' j ��.� '- `�i .� _._ - - -—. - �'J ,, �•,��C .� ,�i'-� �.`�C #7i . -'� yr*'< "';� �,��''��f� ''�`�� � ��f.,�,�N;,' , �'����r :�t�iL�'�'�,, �r*,�ter ✓r ���.+m,� ' �. �;�k-#'.t�y','M�, �,�':_�M��� f{A"�p ; ' - _ . � ,'�', I `� r f y k � � _ e b.�� E « � :� 7; �p • ;z�' �-r�rs'" ` ,,�' ,, , -�. . tn ! .,,x �i w� .��' , ' � ,� i��, , � �; . z:�.. ��{ ti. � � � ���� � .�-` 9; ' . > �F. :' �4� � r ' 4� ��" K . � . � , � �. : w .,., ; -` r • - � ,''- .�� �'��1 ,^ � �a`.� ��.�, � r � t +a�i tti �4�� � M _ .:��x. � .:! 3 ..�s' _ ..�: � . . /! 4*�'^ ��"�,�'>.I, ��" 1 ' �, f �' }�wr. . � 1 ���'�',"t. t.�r� ��ji, '}� _�• '.�. . . k,. �;-� � � \ j ��� ��., 1*, �' r� 4'• ' - � � �'i„p: ,, J{r•''��� : f s"±._=i �'�:..t.�Z z. �4 ,��'„ t� E - �,...r _ . ' �rr, + ��T i �� -�,. ,� �., ��,Y �, �, �'� �� `� ��" ��,`� �'`��� . ��-, :� 1'I . �� , ' . g� . „ � �. , . , • � � j I � p.�4 i m��� ?4�h � 'Ss' . ' �� � �. . _ .� 1+ t. ,� . 1 't a � �� ,y• ... - �.... .� ' 6 . _ , ? , . , �.''�' a'�'' 8a ��I I� y,�° . � ` '..- r'c`t ��''a., �. ,� � ,i �C�f � T ���-'�`�i-`i�'`' z� �j�-t_ � `r . t .#�; 't'w �. �, . f J1 t ti � �� y� `;. R T� �� ��'�'"' S�. � �++ e . •� . Y i . ' .t . . . ` . �.F*!' _ f�=� '-� �_. • '~°�. ��:.y _ .�'� '��,. �r _ �. {i u..'�' � � r JF. 1� '� ■ �,. .y � . _ + , �5 ��n`� "" �:^ � � ,.. � �� `�a ��� 1 ,�,�1 i ���� 'Ltr ' Y={ ��• _�� �,�y � f� , Y : , �,�._ . � ' � �'.. ' ,�� ,. r���.- . 4 ��. .:, �.. . ; ,� '''' � � # .L" '�r .� �` � �4 � � � l � � ��� .��• � � �� r. ,�, , � � - <_ E ! t r ~� �� 4� � � f •* �r � ' x� �� �.� � -�{ ���� � f l�.iy.) ������• � t� � {r.. �.� ...a �: . -�`.}fi -1. �a/ .� g ✓- � - d' . '�� . _Y y• r S 1�... i�I. x F^, "_ i.'- ����' ;t� '1 4 ~�' . y� � .. 1 R �.. � t� 1 < - - � ��a .,� �t�,... �^i. +.' t� ��' :l, ..h ,.,. ,� T. �!�' � � � ^��t �xd`^ + "1�• r•,+''R.'�v^.a " �.' � �1' ��. ,� . '. « #�I .. � � �h, `�, ..�e • r�'��y�y'��„ "� .,;y"� �Y�,�', � M..� '). p$ J. � y � R �6P t` ,y� '�. ,a .,`�. �4..�,.,�a �t,•. „$ �� , � ��.. * , ,��,M��,' . . y .. ! •�w�.� � :xIl �r�� £� htF � .� "�;�yy' L: # " � ° a,x�; � � � r A�, � ,�t,, +±'� , ••�`�t�; • 1�s��' r ;xa"°�` ���3� �'i � " `� p � # '� ' i"�"���'� -,„�• �� � ��"�# �, k� \ ; �_ �i-,..�g , � <s,� � . _...-r-�-'�` .i�� • , � ' ' � .� . ` - r F < • �"��;'��' `� ` � , . ,� ,= t . .� .: ° i � � ,�'�. , � r�,�,�* �:�� � i' ' ""�°'��"i;� '� '�,- :�--. � �l _, j �` �/ ,'* � � ' r ' �� � I . 'e�'� ��� ► `.k �. �Y � b A R {...« 1.,.,.+� 'i ���� . . � �' x �`�p��rl+��� , 4 ��i iVe+�J'�� . . .. tiw� :`��..� >r�y{�. �� �. :..r �.� .,� _ '���' � �;►�� �.��� � - _ � ��5� ��-E'^F-,��.�" �"��Z� O�a ��� `�v�� �� �a�m � ta„�A�r.�; ��a �SU4QOa t- tn — c�� =,F,� ZZ�� �` S�yO� Y 70 ����W pN � ���v� � `�no °a' d �� � � g� � � p�° � -� ` � t� "' '� z° � (l�+l ^ ��W �Q� J~ �oe\ t `/s z� UQ'1C3 4 � . � \ �� . . . .�0�. V/f . -�` ZZY f* � �ti '/' =O Z�O .. � ZO �1 � Y . f drJ tlU�W � ��j� � d� z`c`i m;�� � � � \A� S 2�•� � �'' � �° Z��� -'°F'/� zz> � �� °a�`�,� �� \ ��w `a � a�C \\ / / N O � �• �� / i � , �� Y �'~ � f �� � � � � �`164 O \ �$ : �d° �y. ,. b � �� � �+ -'o �c � / ' �� `'�`�'�,,�0,y � / \\ [ � � � ° � .s ��� z� /����S��b � �a4 �./ m d�i � ��' �\ . W¢a �`v�� � � r \� ^ .�, / Z� ���o . Jd5'�S � ��.+ . . .�. l�� � � � aD DU1 � � ` 'ir ��3 . . '��' M _ � . � ..op 0� . � . �O 1 ,A� . �'v �� � � �� .l �� ,j p $p �< 4 \ � � � ` ap .L�. f-- � ��� � ` -- � � �1 � ��S• � \ '�� e �4s �C/ �ZF � �� `8� -==i = .� 'y �! /�`�p4 � � L! !O� " <'. �v O � � � _ -=� �� � � � _ ! {� /p�i.`1 � e - . � a? p. cs fL�'+ 43,o c� � � t� . x � F99 a= � d���Q _ k'`i J �Q�'g R:f�O z 'S- °� „ � -Z�`" 86- � \ '-.. _ :. °' ._°'€`9t,S �� � f�r�+�'� ,�i. Q� pJ�',.�� � � ��i i�((3� �B. �8 �, -� __� ,t�k � �' /�,t4' �� y�dV'��,� fl' � � .n : . � ,,((�� . flC� ^ �` =�: � � / $-�„�2 T6�yc� � � a d+ _�- -� '�,�Q ; � vy �" ° a �a tqsZ W `'y�'� � �— — — zsi O � ,`'� � `''s6'�`'�. ' - � °. f � q ,i �� ��. < ; _ s, � �' � � °° y���jy �' `�j' � c�G �z �� �o� ,��, .a . a y�4� � o v .���� :yo f� /' Q.� °�o,�� r 2��, z,� � . �p � �+ , _n .. 1` �� pp r " y ? Z � �� �. - ry � �O�`y�4�jP/ . � ° � N \-.� _�r0 :a ' - � - a1'�� ��` � �" iY a *' � Z V /'c o� Oj n�e'�c.� x p flQo� td z°'.. � -�°�d \". �_`_ � ��'� o� o�'�"� �J � �z�� . . �4^ �°� . �r er 4 Ts. � ��Q���v; A �Q a4 - 2Q�o�,v - °\�.Z .fA s�, `t. _ c� � r°n o � ,g � �4i� � N- p �O. .s ,� �... _ r` Q \ p A.- ' � J 1 e0 y �Q`_•"� _ �` T �- � e � � ' W a ` . p . � . °Q,�-y� a �:c. . • _ .�.'t _ - �3 .\. e . a . � qp y� -� ;,� .- d� a. \ A - . .. . . . o 0 _.�.- g - a: � __ ao yQ < � :�� _ � a p , q _ _ � \ ..� \ . OS. � � ... �`���. • . \ -'"_`_"_" ' . . . . .. . .. . . . . .. aZM ..- �g8 � — — — — �� n\ l-� g �`- w�� oo � �,a— — -- — �— o � J Y d,Y-�,,,1 d� __ _ .o �a- . < � O pt)�>s. J �. � � p °� � � . . . .. . � . o� d � C��tG�• <� � . �'� - �� Q co � �� . 2� .Y�: � w° j•�,,. J+a p nj� . Q cv - 6 ., o �:' �' �a -� . . � u i� .. .-.,� Z� °'N 9t� � � � � z.g� N .� { , � o� I � - � W� o l �Z , _w ` � U� � � N � D» j �-- `� g � ^u� r �.�:. w=o � ��'[ o a W ��--c� � ( ) jZW � � - �. V zt= � �� � V ��W a�� Zv. ��X � J o�"' �^ o�W 2 � / �$o =�- �_ � { wUw ����. ��'~ 6'�� � . 0D �v o i.. o�i.. �9 ti�,,a J r�oza za., : zQO O�j �a� a � � O � fla ! ,o� " � �� � ���,y /f �oW �y flda -. . . � 1C W / O�W I �p ''�- � � �' � O 'L� Z� -?3.° : � 6'c�"�p.., � " � (7 / c� �4' �� � �� .. .._ ��yo jo �,. � � a�d�� / � c` Q ` �" � �c � a' �� rn o � . `y3 �." d� � �'�2 � �m: : � W °�'.��'2 ��. .5 :� i! _� ozi � ., g= f •a, ,�� , , �o °'� S�` � , �..\: ..: � � ^�. � Z� -�. . � �. � � v� as, � .r "1� .. .. / ��`. �R�O �.��,\_ °.. . /. � ._ ° � � �` �- � : �a R3 � t:<..' � �' Ot � ` .t. 1.. ,� �. . � j--� �/.:� .. .. � ,,ti . ,� �. � � .� � G ��` odoasso�� sa3Nan1 �z� . 3�N3t7iS32! 1N3�`dPQ`d 22y' �a ° � 1 . �� . ���I - � �' -. � : . :� � : . I � - � � : -. M � �a m - a O ' �y�,)d�J p ` �� � N ' . D Z 'Z W - ' ,��� � ..',`OO _'. O h M � M �� °�w . 9\ r � w� �`° + � _ , �" - z^ J f- Z m 1� NO . N, � ao - - �.� . 30 � � � � X� - ' - " . I . . .. � __ w . _ _ . �. ,� �...� ._� � _ - .. ' � S •Ej � Oi _ t'29 E 7 ___ �� 3 . _,.,..- — � — a 4.39 �.,.... _ — .._,._- �-^^ �"_ `- `__ �� _._� . .�_- ^ � '_"_"" � — . . — — ` � .�- a 0 M. . � , a � a . .^^ . pWaGWln . ' '. CO — — — —�W).ZL'4ZZ M ..61.15.00 N° - = a" N o° � -— — — — (a).00'saz o?°-�v . . ''`' - , Q�� •.. 4.Q.�.`✓ ° _ K� ' . . � � � . vi7 ' . . � : " ... � � i0�O , � . � � . � M�y. �� . . . . .'=: . I� _ . ' . Q ' , ' . ... QLr �T/�I..7�JV . ' . ��. . . ' ' . '.�.�YMQ� a3lavno ts3MEUtq►� "� �o � '� , - ,1tlM-�0' 3HJ, �O 3NIl 1S3M N '. .n � '• : m �S 00'51'; � � �� _ �_: � :--�---�`�=- C t�� U'� Planning Departn�.ent 763-593-8095/763-593-8109(fax) Qate: May 15, 2012 To: Board of Zoning Appeals From: Joe Hogeboom, City Planner Subject: 500 Janalyn Circle Greg and Jeanne Mevissen, Applicants Background Greg and Jeanne Mevissen, owners of the property at 500 Janalyn Circle, are seeking a variance from City Code to allow for the construction of a screened-in porch. The porch would be built over the footprint of the existing deck. The deck is is located partially within the side yard setback area. The previous homeowners received a variance for the deck and screened-in porch in 1994. However, because the screened porch-portion of the plan was not constructed at that time, a new variance is needed. Variance The proposal requires a variance from the following section of City Code: • Section 11.21, Subd. 11(A)�3)(a) Side Yard Setback Requirements. City Code requires 15 foot side yard setback requirement for this property. The applicant is seeking 6 feet off of the required 15 feet to a distance of 9 feet between the proposed attached screened-in porch and the east side property line. city of vZden � va e Zoning Code Variance Application 1. Street address: 500 Janalyn Circle 2. App(icant fnformation: Name: Greg and Jeanne Mevissen Address: 500 Janalyn Circle, Galden Valley, MN 55416 Email Address: gregmev@yahoo.com Phone Numbers: 763-374-6163 (home) 763-370-4921 (Greg's ceNphone) 3. Provide a detailed description of need for a variance from the Zoning Code, including: • Description of building(s) • Description of proposed addition{s) • Description of proposed alteration(s}to property We would like to construct a screen parch within the footprint of the existing deck which was constructed with the intent of a screen porch being added (i.e. required footings were poured). Upon research, a variance was granted for the screen porch in 1994, but wasn't acted upon at that time. The proposed screen porch wilt share the existing roof line above the kitchen and be roofed with matching cedar shingles. It will continue the use of stone for the street facing base and pillars to match the existing aesthetic of the home. It is very important to us to maintain the look and appeal of our existing house. By using the same materiats it will ensure the seamless integration of the screen porch with our Tudor home. 4. Minnesota State Statute 462.357 requires that a property exhibit"practica) difficulties"in order for a variance to be considered. Practical Difficutties: • result in a use that is reasonable. • are based on a problem that is unique to the property. � are not caused by the tandowner. • do not alter the essentia{ character of the locality. l'o ctemonstrate how your request wiH compty with Minnesata State Statute 462.357, piease responc�to the foilowing questions: fxplain the need for your variance request and how it will result in a reasonable use of the property: Adding a screen porch to the footprint of the existing deck will afford much greater use of t�e sp�ce. �'irre need for��e varia�e is dwe�o the changes it will add to our property and the neighborhood. What is unique about your property and how do you feel that it necessitates a variance? We feel that the screen porch will add a great deal of both utility and aesthetics to our property and the neighborhood. E�cplain how the need for a variance is based on circumstances that are not a resuft of a landowner action. The variance is needed to ensure harmony is maintained in the neighborhood. Explain how, if granted, the proposed variance will not alter the essential character o#your neighborhood and Golden Valley as a whole. The screen porch is designed in a fashion ihat incorporates it into the existing aesthetic of the house and is built within the existing footprint of the deck. Therefore, witl look as if it was always there and should be. 5. The City requests that you consider all available project options that are permitted by the Zoning Code prior to requesting a variance.The Board of Zoning Appeals will discuss alternative options to seeking variance with you at the public hearing. Please describe alternate ways to do your project that do not require variances to the Zoning Code. In order to construct a screen porch, there seems to be no other alternative bat to get the variance. Therefore, the "alternative" would be to not build the screen porch. To the best of my knowledge the statements found in ihis app{ication are irue and corrert. l aiso understand that unless construdion af the adion applicabie to this variance request,if granted, is not taken within one year,the variance expires. 1 have considered all options afforded to me through#he City's Zoning Code,and feel that there is no alternate way to achieve my objedive except to seek a variance to zoning rules and regulations. I give permission for Golden Valtey staff,as weli as members of the Board of Zoning Appeals,to enter my property prior to the public hearing to inspect the area af�ected by tt�is request. �� �� Signature of Appiicant If the applicant is not the owner of all property involved in this application, please name the owner of this ��operty: G/L�G yl c vl SS�n/ C� ��/�i-------_._. 1 Print idatne v#ownEr Sigt�ature of own�r � $150 Application f��Attac�red Please note:The City of Golden Valiey wiil send notice of your variance request to all adjoining property owners as well as owners of properties directly across streets or alleys. Your neighbors have the right to actdress the 8oard of�oning Appeats at your pubtic hearing.You are advised to personatiy contact your neighbors and expiain your pro}ect to them prior to the pubtic hearing. 101 3 - t � �`'� 4243 4115 15 � � 1t18 �...,._ � 145 �+� � _._ ��� f 2ss�aa2't 2xe � �''� �oo �oa ��� ��� ` ` axa ° ,.-, 115 , �,_ � ``� �. 1 � � Ja»at at�rd 204 1(�9 <. , 125 �, y... � � 2t6 212 2tl8 '��, `'* ` .,- r ~,-. - � �.. �. ..... ...... ........ v° ` , 24fl ��y, . _..,.. 4� 1{18 �, �� uy " � ._ 2tr9 r . ,.� -...-'``�-. ��`� r �� '�� �, ,�.w °` .-.,.-..--- 4 � 2C11 244 � a29 �•�. ��..� -- �. ,.� __ _ .�. �`° � 2U1 � .--"` 116 2fl{I < 237 � ; zas �z� z�� x�s a�� ��� �___ 217 i2U 21U 213 3�� " 2�8 � � € - --__ 315 tit ` 308 � 3t11 4116 3'i b +t5d0 $52� F 30J 43tJ8 �3110 �510 't5�0 � � °---...� 42Z4 &2'12 4118 4108 -_. 4700 � E�..� -.�._ ,��1 41l0 s �` '~ � N `e� _.. . _,,_____ " "^°�° YVcash,vot�d t���-. � - °� � _ �'`�--...,_��� .'� � .�� �« ,� ,� � . G��rastl�d _ �µ ,µ. . 495 45�1 4521 4511 g ' 4� —_ . � �U9 4{f$ � _ �°" ` `��� Subject Property 5 �'°' .._ � _� � • 41d ' ` �52Yt 45'iSi SU� � ; - --- ` �4 _ 5'I5 � 523 529 ( 535 5A'I 501 � : ' ; 5t19 r �, �i . b�'" + ' c "`- ' �� �, � --._,� `- �. ww. ., . .a ,��l�raafynCir�. � 515 453fl �i ,. _„-�ukr�wbarr�La"' ..--ff ,, ;.�� 5fl4 � � . .. � ti_ S __.-�. _ �A A s��rJf�'st�s �' ��� f! � s�s ��s zxn s7a s3z �'�� �oo + "! asa� aos �ss� �s�°� ____....�..___._..__.�.._._ � � , � �.._� � �.� � .� ... �.. _ ..,� �s��� ,� _ --- �rau► ,� � � �. _ � �__ �. � .w. � �46�k� r ri� #�$fl � � 641 a" �,..1' �� /� �- � 1 € ( �� �'`as�z � `� � � �aa � �ro� ''� ra� �i�` ---�-�-._....._.,__�( � �oo ��` � , �' 46A1 ti � ,, , �� , ',,, ; .` g ...._..--1� � y� 4s�za ,,�' sri�wb�arry F"curd �;. - g 71� 800 �. �Vit�t°��1� Yt7� P P` � $U1 i 1� r'� �1'' c� � f � � 71 P 4633 � � ./l ,-'''rr$OU # , �..� �"' .�' � 81�" --�.� € �' a �, ---- � '"� ---"_"_'_,� d�i 8 �,.- /B 1 tl �° , 901 ; 81 X �,,.,--`"_. d617 `� /''' � '` ,.�\.,`��` 8{�8 i �,,�'\ 800 � y � � ~ f �M �r'�8�1 }�.. � T�. r � J/,/ c ,� �/ 818 t' "'-"" °� ,,. �/'�81� � '` /` �`'Y..� i I' ^�,`" f ..{-�9 �� f B�OE ,i/', `� ��� f� $2+� � �„� ��. , `4�"' �'`,.� �� 9#li �, � � ,/ � . ., .! 820 } �,, � �i. Y � f� 'f � �� � � �� ` � ��� r �,,` �`f' � , � / +c. f,. �..! 915 � r. `. .-•-,. ,;''�`' 461D 1 L`� �-�''`t,,. $52ti J �` �,�+ / �`, ;.h}`�.,,1'` {�",! `��, " " f 4sd�8 �, �`'-. ,, �� '`. r , � *�'I � . �+�,���irr bKau<>�,.<�.» rx,c:+r�,..��ra: l d5t10 44�14 44dMU � � 3��lt't� ' r�j 4fl€!1 ���<, Land Surv+eping & Engi.neering, Inc, � 9800 SHELLARO PARKWAY µINNEAP0U5, MINNESOTA (612) 541-5684 1326 ENERGY PARK DRIVE ST. PAUL. MINNESOTA (612) 644-4389 CERTiRGATE C�F SURVEY FOR SWANSON � � ti 3� 9� _� ,�,�� �' N � k$° �'' � '� � � �.p < M° ♦ �8��1.�`2 (ti/� �4��� �"'" ��'�2�9r1 �� �� �7 f. '!�j�i• � 1�1 ?0�, i % � Qi�� � �� 'y' �� � ' ��90 9•44' � F,�-� "3' �p�'44' � �' ti ST � , h•�``` �` � _. ?0�• OLSF�C S� �ry `��`.. � 'T l2 4�� / � ^ ` � •\ Q,33, �3�'iJ �� �,k/S ry°� ' °' Ho�s Nc � �,. 177�p, �; , °1 � �s � . DESCRIeTION: _ 0 40 LOT 27, BLOCK 6 SCALE 1"=40' GLENURBAN SEG�ND ADD. �DENOTES iRON HENNEPIN COUN7Y, MINNES07A MONUMENT WE HEREBY CERIFY THAT THiS I5 A TRUE AND CORRECT REPRESENTATION OF A SURYEY OF THE BOUNDARIES OF T}i� LAND �ESCRIBED ABOVE ANQ THE LOCATION OF ALL BUILDiNGS THEREQN, AND ALL VISIBIE ENC OACHMENTS, IF ANY, FROM C� ON SAID LANR, TNAT 'TtiIS SURVEY WAS PREPARED BY ME OR UNDER MY a1RECT SUP RVlSION ANO THAT I AM A DUI.Y REGISTERED LAND SURVEYQR UNDER THE IAWS OF THE STATE OF MtNNESOTA. AS SU VEYED 8Y E THIS 31 ST QAY pF AUGUST 1994. BY: �.«�� � ! M{NNESOTA REGiSTRAl10N NO. �5479 $$0-627.43 � Job N REVtSED 12/1/94: ADD SETBACK UNE Book 0 Rage 2�7 Sec. 7.29 R.�,4,_ ......._ w� � , � .��rr �.�,r, � _ y� �°��. . � Z�'*'; �1 � � � a� �� � d�`,'� � `� �: ,� fr '� t; � { r� f s.2a�:, � '�� �' � k. i ±.; . � . �. :� �� . , ��� t ��'�r .� � � �:,y 'd s a� � ; �"- � �� � -���' � �. � , ; � , � � � � . . , z�p_� �`�,.- � � .. ,: ���i� . a g-�:",e °`A'i� � � S # ` �, � �", ��„R: �� � �} �� , �� ��`� � � � '�"' � � � ��� �� �� � "�� �' l ,�,.�4 i oi �� l � ..� A�� � _ , � � �, x. .��!'� � � � ��?i � � ��`� � 7 { sC a: } � i,e • , �� . � . ¢- .�.. �:� � . ,�_� � � '# _ . � ,r..�` � _ `".�;' � 1 ti „ ��� ���� _, �f S, � � �� �7 X.:�'`�^�" "°� . � S ,��t '.! . . r a:� �` �� 3� S-�i � '"�, .. �,z , x .. ... „��� �a.,,. ��:�, �r�'afi°�'i;*ya'sm�+�aw'�+,es�y� �+ � � r%. 1. '�`y�' �� �.�f� '�+�� �iK T V"� ; ��3 � � �� ��$ ����� ?�� � `�� � ' "�'�' � 1 � "' ���. , � *� '��;' . . . . .. . ... � S. e.. #�� .i �,.. p�.... � ( � t � � � Y� �� ��� r �� 3� }( „� � - . . . j �' k k� e��"R�". . �>� _� �h.r�b. {{ . . � L II � � � � � s '� � � 3'� ': i �� ' � �'� �� Fw`� :, �'' ��c _�!1 ��; �` �'�'���' ��s�'�f4��'�,e` *"F ��� � � �� z w. � � �, � � � � �,. ,�' t� 3 �. ; o�.�� ?a �j.� �i � � ;�' � - , � � r- � z�:� �� , ' � p. �� i �� � +" �,� l"'� t..F�� � I ! � � .,,., �i,y� . �`�' �' f � � } � ► � € �i ����r. �" «:F, �- ,�. .a� i.:� �k: � � � .F � � =.v�t �� � • � �l� t � ,) � ' ��; « ' 4 � '� `� " i �'� i �} e" _ i� �r__. � ,�.,:' i :.� .�:��°�` .r�d-��s, . �,_ � { ��.i��. �.. ��� '.;::.� '�.. '`�, . f �4� � � � u< �� .� � � ,.(�.� a�.�3.. .ti � � � sR',�., . . � e���s� �'�'��� .� �'��- � Mfry.��:; 't; � "p s ��.' �*���� ��,� t �`�" wi'�a t� �� � ' a � � ..,� `. ui. f7. � = ��;+' "e�,f+ ��''�.��*'"+'��wi1.� .� � : :�� � � � k� s��. , � ' �, r� .'�,'.wT. �w:e_ ^c E , 3 � �. � ,: �.�i w�rLr. 'x.: . Y � � �� �� 4� � �• °� � i�,�� � �. ��.� 7 � t� �� - k . ��) � 'f�� � €j � '�� � ,� x. � ; � "°;`` r�'�� *��� ; � �[' : :�.#�.���` -�: .r ; ,� ''�� �.,,�,�_�,�,,, �� ; �� �� ,� y-�, � �� r� ,� `. {��:� , ;� ��_ `��'y�.`y'� 4 � « s; F�— '� _ �� ' �-y.t�`0 f�o _ �j��i�/• ah � .�'+�� ..� .Y"��. � ��_ . �. .. A �!K �f � ` «`�" . � � �.� ?�a. + � . . .. . ���1 �� ��• � a �`� �� �,��.� ��"� �A � s '�, =d -�� -r,i ., � �� "d�: ,� -i � �.� � ;� ,.��e��,,� ��, s �4 . �� �j�"�z.. � .;/��� �? w`sy.7�-���� � . . , . .w ;� a �,?� '� .�-�f f� � �a.i� q,"�• �*�,#'� �' q. . . . . . , . . . � � ..., � � ��'�`� i�'��d� �r+ '��a� A�..� s r #�,� �a :�e ..r � .�„*� . .. . . <��a �;�' �y^ "` A y�� �,,��`�7 r��.� � � : '�' � �t'; �' .� S s"���T`� { ��i. �� � / q �� ' $ 9 �� � Y��,'�s j� '�� ,��� � � ..�� il��,�f� �� �„ $ x s 'Y'� k �., . ��+ . a�i„ . - • .. "�' � ��/ I�,�.�s; '.� �.9E��' ����. r�t 7�. '�•g�x � rs'� r d� .��,��aX: . . . �. � . ... t,�.�r iy ���1. � ,-A�.r ... �'�,�.:� .. . . � . . �l,� ��� k^ '�� .� � .� 3��a �. +�`;� � _?' + - }� �`�' - (�`� �� ..�• I � .. �" ��. .P"A` ' .. ,� ..y� ,�y' � t.. k .���..�� `.\v. +A � ..F'-�� '� ;' # E3� �•�k� ,�rt : �,� � �`��� � � ��� �f `.��6i � s�. t y.�w`I 1..:. ���A. ��p��:,y t`� $���At` �� -�w t ".t � i r �. •�� � �!R-{ 'Sf ' w ,,l�W ��` 4 R. m. ��' � �� , � i ' . , .� � � �+ ,. ` , �". , , , , � . �� .,.� � r� ..� �e: _.. �, . .. . ����� ' ���¢ �.. 3 -�f � �"4a {,�'. ��� �^a.' f���.. +8 ��� � - ��• Y,. - ��r ��� ~ ��^ .,ic"`����'�� .*. '�- �' + t. �': - i` ., rRr� � a � ...* � '� . •,�. 'y�-: �r � � ♦ ,� �"j+ r� riI � �_. r� yl�.*�`��, ��f e .� � �t. �� •:� . �: � ,�?� a y V� ,$l��. C';/� �V'.:, eb � � ,_' rp,� ' � ! .�, ;►. Z t, .����� �,< ::�. [�' . . . r. !� � ! - p / � �� . . q�5 W � � t;` �- S :��' , s''�� '„ • . �;. '•�'�p r� s � a �T �'s N y �,nf �-, � ����� a p.� � e. + � : �--� -: , �, a�. ',�� � �; �f R A.�. * � � y �r�y� . .,`� "�'�• �p�' ���" � �` � �' +�,' y .�`ai., 'SC � �y'� ai-C .t^„ ' ��t. � .�. �� � '.�-. "�4.-��``4� �.^ lx 1�.. z � `� ..„�. �w`1��`:; � . . .'3;'� �����i� �1'.,+a D:�.�:j t �?.�..:. F��'-�'�s" .�n�L.• � �� . . ��6 . .��� w � - , •7c yi?. r,. � �E�' �L�,..�°���* y •����''` # -..,'. ,� ��' � sr'� � �� "�:� � �:�- �����`{'. � r e..,�::. .a i+;m�+ .�"" r �'��! �,�.:', �`� �..y�,, i.����. -�.x �-.. - ..� �� r !��' � w ��, ��.: . ^'�� � �'�'i - � .,� ,���� � �; -s "!��_ - '�r ,~,� � :� t ry'- { �� �� � ~� �� ��'� � .. " " � . . .. � ..f .� .� � y�^tr � �{'.. s ? f f� �'� � p�, '� �n4 i` +� t' �+''`���++�`' � � �� j 3�'°' , ,y�t -�s � ,� _� , ;:� �l�r ��i �r� k a �;k.. '�,� . �i'R� �J . , d A1 '. ^' + .�{�j� iai t #' ?c G_ . .�„ ,r : ��'-�� . r. x .� r'--•�eR��' ,.,� � � , � ,�..y. '��'ti.c.,, "��,,+, r. ir,�„ :,� � `� .. ' s { � .�s�� - - 7 "'�-'' ,/��_ `u . � « (i��'�. • �_Y E. �� . �. � r .• -���„� � + 2 ,; . - •^, y`°. ��.� � ,�� ,f'7�''�f-�' I f '�,. �L,.� �_`.i'3�:._�.; � _ _ � . ,.��M_ .0 ,/—j�i ��� ��..�R � .'} +sT�r"" � _ " S •3 rt� '_�� M - �� � � � f'-� � .ms�j .t �„ �--_.��� .� �� � _ .i ,�,�,i r '+t e . ��:� °� � .;�'�+ `. i r; _'*}. +n•}�� - �3 : �G�� ' . '� �f 1'�.•�- ^� C . ---� ��,. . . v '� 't� ��k `},! � � :.._ � � . ��S.F#' % �� �F.. - �A, ' . - 4; ,�..` �. . �r-.. . . � v.. y ; �;. .� ����� � b Et :: � � � �7, r �y +�y_,.�Ci�i� rt� w.fi '^y��. �'� � . .n�.�^,�,jsu' � � '��`'� . . p•�, � � � � . i,��} " � . . d 1� � r y� �� �s �y���' 'r '' ��� ,�� rw �� Lw Y n�l � �'��� ^ � �� " ��ra � A(�S J. � ��� '�}R�t1 I YK,jJ yF��b'���Y i,. �'Y f . . � } p� \ �l . � J�' ����a �..�'���/ ` 'P+4,yri", �::���*�Y+ ..i� r �^G:� � . .e v1. � � ��7 7a.. sl �y tn :r ? � � ;Ajy ,�r. I II ���i} �< t i= - t : �:+, <. . j; 1��,Fx 1 �, 4 ` �� . ;y'- _ �� .� {, �,y � .r 4, .:� �d�� � ���5�.�. \1.�'�` � " � r.. J * „a . . � r ..alcp'�r�t * J - , . � ��a L{� ..� ��rx/�� �, _ _ ��� � " j�1 �� j, � ' ' .fy f t+p n,� ��- "h rn ' � �. �+. �� t .�y . �` r �+ � i� � _ \ � i �V �4�'� � .c�"r' !., '�` ' ��� �� - �< . t, a �, s �.�'''-. �5 � ;.�,��� �'a, � 4 �hl ,. .. _ � q. y*',�„ q �� ..4�. ' �` �`, V�' W .�; �,,�,� , � � S�'1���uLr�.��s,r!_!/X� � �� , � ( � � ! I I i I C°��� , I � I � � � l�� f !/ � ,� . i � �. I 1I �I �f � � �-- - - - - - - - - -- -t-4— - - - i f / � I { ,. �'`: ,' I � �� � � ' I � -- � � �$ j �g r — , �\ � oa �� � � � o N , \1 \ 1 ., ` � �� \ -� � � � � � � �� � i � i I I � � f`� �— - - - 1- - - - - -�- - -�� Minutes of the �oard of Zaning Appeals Qecember 13, 1994 Page Two � 6443 ' stchester Circle (94-12-53) Mark F ' ten and Lisa Novotn q� , , O ���t a`�rea r a rd Re st: Waiver of Section 11 21 Subd. 7 B states y '� setback shall be 20% of the lot depth. V�,�'1`.��ce is for 8.95 �w;*, feet off the requi red 35.15 feet to a c���ance of 26.2 feet; '`., and �.iver of Section 11.21, Subd. �4�)�(1) states that lots having a �t-dth of 100 feet or greate�,�'the side yard setback shall be 15 �et. Variance is far Z.� feet off the required 15 feet to a dis�.a�nce of 12.2 feet. Purpose: 7o cons��t�ct an addi��:�'i onto the garage portion of the hor�e. The petition was in order ``��d ad,�,�ent property owners were informed of the proposed rear yard and side�yr, "`°`setback variances. Rev. Flaten was present to answer questions. No other ' , ons were in attendance. Staff Liaison Mark Grimes provided a brief st '�report stating that the purpose for the variances was to make the lot legal�y non�conforming and the request is very straight for- ward. The proposed add��on would fit within the setback requirements making it conforming. Member J�nson reiterated staff comments that the request for variances was to cl�n up lot non-conformities. D10VED by Johns�rit, seconded by Polachek and motion carried unanimously to approve the requested �riances of Section 11 .21, Subd. 7(B) for 8.95 feet off the required 35: � feet to a distance of 26.2 feet and Subd. (C)(1) for 2.8 feet off the requi. ' ` 15 feet to a distance of 12.2 feQt. �OU Jana1y� Circi+e (94-�2-54) �avad ai�� Cath�+ Swanson Request: Waiver of Section 11.21, Subd. 7(�) states that a frant setback - shall be 35 fe�t from the front property ]ine -- front setback variance of 2.8 feet off the required 35 feet to a distance �f 32.2 feet; and Waiver of Section 11.21, �ubd. 7��) states that a rear yard setback shall be 20� of the lot depth. Variance �t�t�se�) is for 8.96 feet off the required 26.16 feet to a distance of 17.2 feet; and Waiver of Section 11.21, St�bd. 7(B) �tates that a rear yard setback shall be 20X of the lot depth. Variance (-���o��d dec�) is for J,1.1� feet off the required 26.16 feet to a distance of 15 feet; and Waiver of Section 11.21, .Subd. 7(C}(1);�states that lots having a width of 100 feet or greater, the side setback shall be 15 feet. Variance is for 6 feet off the required 15 feet to a - distance of 9 feet. ' Purpose: To make the lot legally non-conforming and to allow the addition of a deck and future enclosed three season porch. . ' Minutes of the Board of Zoning Appeals December 13, 1994 Page Three - The petition was in order and property owners were notified af the proposed variances being requested. Mr. Ed Noanan, Noonan Construction and Mr. Swansan were present representing the Swanson's. No other pe�sons w�re in attendance. Staff Liaison Mark Grimes provided a brief staff report stating that the appli- cant has submitted two options for the BZA to review. The first option is a deck with should be built this Spring. The second aption would be a three- season octagon porch with would be built late 1995 or early 1996. The otyners are not sure if they would need an enclosed porch. Mr. Noonan commented that the footings that will go in th�s winter will accom- modate the deck and three-season porch. Member Johnson asked if the owners were proposing to build the deck first and then the three-season porch. Mr. Noonan commented that the deck would be buil� first and the three-season porch would fit on top af the deck. The porch would be located to the front of the deck facing the street. Chair Sell asked Mr, Noonan if the neighbors were told about the enc1osed porch and F1r. Noonan commented that they were told about the two options. f�ember Swedberg was concerned about the BZA addressing the appropriate struc- ture that would affect this property. Ghair Sell asked if the footprint, which _ was included in the agenda packets, would be followed, Ed Noonan commented that there was a slight change and reviewed the plans with the BZA members. BZA members discussed the topography of the back yard and surrounding area. MOVED by Polachek, seconded by Swedberg and motion carried unanimously to approve the following variances with the understanding that the members thoroughly discussed the building Qf the deck and three-season porch and the deck would be built first and a three-season porch built within the variance time table. The variances are for Section 11 .21, Subd. 7(A) -- front setback -- 2,8 feet off the required 35 feet to a distance of 32.2 feet; Subd. 7(B) -- rear yard setback -- 8.96 feet off the required 26.16 feet to a distance of 17.2 feet (for the house); Subd. 7(B) -- rear yard setback -- ll.l.6 feet off the required 26.15 feet to a distance of 15 feet (for the deck) and Subd. 7(C)(1) -- side yard setback -- 6 feet off the required 15 feet ta a distance of 9 feet. Chair Se11 commented that it was the policy of the BZA to try and maintain front yard setbacks and that this particular project is beMind the neighboring home to the side and shouldn 't have an adverse affect on the neighborhoQd. III . Other Business Membe Swedberg ed about applications coming in vri current surv�ys. Staff polic s ask for a . if there is an. s-built" in the file or if . he su ey in e file ' old a the lot had a 'tion(s) added to it. , The BZ 'a the Staff ' �ai talked at � e ngth about t 1a ag sed in the " ication und . 11 pertainin � the word "Cons ` Sta is lovking at rewriting portions of the a�plication for clarity and�redoing e narrative for the petition application. i��� c��f �; Planning Department 763-593-8095/763-593-8109(fax) Date: May 15, 2012 To: Board of Zoning Appeals From: Joe Hogeboom, City Planner Subject: 8600 Duluth Street Gregory and Kathleen Larsan, Applicants Background Gregory and Kathleen Larson, owners of the property at 8600 Duluth Street, are seeking a variance from City Code to allow for the construction of an addition to the existing one-stall attached garage. The proposed addition would encroach into the rear yard setback area. This property is unique in that it is a corner lot, and what functions as the "side" yard for the homeowners is actually considered the "rear" yard by City Code. The home also sits adjacent to the General Mills Research Nature Area. No prior variances were obtained for this property Variance The proposal requires a variance from the following section of City Code: • Section 11.21, Subd. 11(A)(2) Rear Yard Se#back Requirements. City Code requires 20°/a of the lot depth to be the rear yard setbaek area. For this property,the rear yard setback requirement is 25 feet. The applicant is seeking 17.6 feet off of the required 25 feet to a distance of 7.4 feet between the proposed garage addition and the rear (west) property tine. ...���/� �"`'�j+�-��__'_~--,--,�� � � 31�a41 $155 � � 15fl 2'155 � , ��t�t&5 � 84�55 �t� ''""`" � i 213G J 21d5 � w � � ', --.-� 8445 Y• � � . � �'�' �� '-�.--.-..,..� � .,,w� r 1 rYrr / � � z,�� 1 z��fl ti, z��� , �,�� __�. ,� � � , � � s7ou '� � '4 ea�o / -'-�—_�1 � i �` — �.. _.�--- � ss�� ssan ss��r � � ._ y r, � — , --�....... _---�. _� .� �r��aao ,r�. �, �l, � d � �� — 2135 � ? S 272� 2'IS5 v . w. ..�,� � -��� ,, ` \'"- � 21�ff '�` ` ,`�.` � r".."--�-.1���t�d#q� -,.- `% �`. ` r � -� �� ..-^`` � �. °�.( y ,,�^ .� _.. �, .w���rs F�i �. ,_ � T f,,1�\` .---�-'°-r � '� �-�" ~T'``'`-.. ` $�?5 rr� � �� '�,. _.- \•.`• 2725 ��.� \ 211D � J � e�, '� r,i � 8i55 r ., ,, � ` $$DS �'�, \ ,��`'ti.,� f ., 8875� 88d5 8825 8815 �`� ``��.. "'��� �"»�.~'�`._:f���"r� / 8435 �^.,`` •, r�"" _`" ''�� / i \� �.s"�..` 21A5�., � �- �' !' 2fl�U ��'t ��...� � f �, """` ,,., �} �,;"�� t�,,` ! '�� � 6401 2tJ 15 `'.�.��.r..'� '` ;.�..�"`� ��'-..,^`, /f f 2�311 �� �.,�..�K`I• . t ` f/,, rr � -� ",,., �'�,. ` �'--._ 'r , r�f 2U45 �\.�'� �.."!. � 2Dif1 :`� ``„! .�' / '"'-..�''$r '`�.! ' /' ��'- 2f145 �7f" .�'����. ,�2Q35 I�''���'�?' �' 1 ,z. j� � �� /, �,,'�"�.. ,�*~`�.,�f' 2IItS0 /,r' ` � �'` r , �° � �, 2Q#I€1 ~`�. / { 2Q2B ,�"^� w `'*. ;, ti�, �� ���, � � ``-. '�" �''�'' 18��1 `�� 1955 ' � � �``� i � � ��-.,�1 f 2flt35 r,�`�,, "'�� `�� � , `..,, ���`.` . .. _. � /'�1955 ,i`>.� `+�'i 1�ao �,, =�,., "`�, �s�� r ,,� � �� `� '�w- �...,�,,-� ���5 , � 4 l/ �/f // i Subject Property "'f ' �5�� �� y ��� 'r �� � 8� 5��� B5t30 645U 84t14 � : f �. . :,� � . . � -_„___�_- �..,� -, R � � � � , ��� � , `'�—.._.,�,� �m �� __ .� � t?ei[�ath SP " - - �_ � �,. .� nw. ._ . � a,� �� .� ,� ..� _ . v .__� __. _ , ��� 8�di7 � }8555 8535 $515 85U5 84�5 6415 84fl5 � , c � � ' 1$$5 � ---�,_ � ssa� ssso ss�o sa�o a$s� saio �� �+ �ass , � ---�_ f sa�€� � � �. _ m. ... w.... ���esy t�.�.._ , .. m_..,a . �.�. ,... �r..��,.. w_. , ---,...� . �eas , �s�o es�s �sss sa�s s�as �� --�. 64t15 g365 1825 } � 1 $540 +� � � 853tf E51fl 84Sf1 842t1 + 8+ldi0 t� T�� #d�G�-.v�ax:�.�•ckUS..ra,rz�r.;c,.,:_a;�UC�^2'us if 2:ra:�� t ' �Zt�10� �� � � Z�aning Code Variance Appli��tion '!. Street address: �600 Duluth St. GV 55427 2. Applicant tnformation: Nam�: Gregory and Kathleen Larson Address: 86fl0 Duluth St. � Golden Valley, MN 55427 Email Address:galarson@gmail.com Phone Nurr�ber: (h) 763-593-1190 O 612-242-0363 3. Provide a detailed description of need for a variance from the Zoning Cade, incla�ding: . Description of building(s) + Description of proposed addition(s) . Description of proposed alteration{s)to property Existing ho�ase is a rambler with a tuck under single car garage. The garage is on the wes# side o#the house, and is at the level of the basement/foundation. The west side of the house is technically th� rear of the property. Our property is a corner/dead end lot, with no neighboring hause ta the west. Proposed Change: Add a second stall to the garage and add house above. The addition would add 12 feet to the west of the house, and the closest point (NW carner of the house)would be 7,4 feet from the west (rear) property line. 4. Minnesota State Statute 462.357 requires that a property exhibit"practical difficulties" in order for a variance to be cansidered. Praetical Difficulties: . result irr a use that is reasonable. . s are based on a problem that is unique to the property. • are not caused by the landowner. � do not alter the essential character of the locality. To d�mons#rate how your request will comply with Minn�sota State Statute 462.357, please resp�nd to the following questions; � Explain the need f�r your variance request ar�d how it will result in a reasonabl� use of the prr�p�rty. Ans���: There really isn't any other reasonable spot an the property for this chan�e. Th� hous�only has a single car garage today,this would add a second. The hous�will rern�in a tuck-under rambler as it is t�day. The house will not infringe on any neighbor's space. What is unique abe�ut your property and how do y�u feel that it necess�tates a variance? Ar��v��r:The prop�rty is a dead-er�d, corner Ic�t, and the house sits on the property at ar� angle in the northwest corner of the prop�rty. Th�vv�st of the house is considered the rear, and the variance states the setback is 201 of th� I��gth of the lat. Th� I�t is 125 feet, sc�the s�t back in 25 feet. If we add 12 feet to the west of the house,the clos�st point of the garage w�uld b�7.4 feet from the west property line. Explai� hc�w the need for a r�ariance is based on circumstances that are not a result of a landc��+ener action. A�s��r:This variance is on9y for propased future wrork that has not started_ Explain hoo,�, i�grant�d,the proposed variance will nat alter the essential charact�r of your neighborhoc�d and G�Iden Valley as a whal�. Answ�r: The house will remain a rambler with a tuck-under garage. The hc�use will have a 2 car garage, which is consistent with the neighborh�od. It wili nat alter the spaeing b�twe�r� houses, as there is no n�ighbor to the west of the house (General Mills nature area bc�rders the west af the propertyj. 5. Th� City req�aests that you consider all available project options that are permitted by the Zoning Cod� priar to requesting a variance.The Board of Zoning Appeals will discuss alternative options to seeki�g variance uvith you at th� public hearing. Pleas�d�scribe a�t�rr��te ways to dm yo�r pro����that d� n�t reqt�ir�varia�aees t�the Zc�nirag Cod�. Answer: I arr� not aware of any other options for adding a second car garage,that wouldn't invo9v� a zoning variance. 6. Pl��se submit a current survey of your property, You must indicate the proposed addition, including new proposed buisding and structure setbacks, o�the surv�y.A copy of Golden Valley's survey requirements is avail�ble upon request. P��ase n�s�t�that this�pp�i��tian is considser�d inc�rnple#e withr�ut the sub�oittal c�f a c�arrent pr�p�rty s�rvey. 7. Pl�ase saabmit at I�ast on� current color photo�raph of the area affected by the praposed vari�n�e.You may atta�h a printed photograph to this application, or you may email a digital im�g�to �al�r��in����ld�rsu�lle� sav. Yau may submit additional ph�tographs as needed. � ,r,, ,;�..��Ii�P��'��i. . '° �� �"` . ,r, r� ��� s� � �'"' � � � ��: ��� � <�s� � � � � r� � �� ��� '^ f r' '� �` w""} � � t ��„ �,', � ���`� y �� _ ,aA� . � ��7g � �1 9 ,t �/��, � 4, �� f�, � G, � Ri, a}' y ' fl � � ���,�, `�� � �'��tia„ 3n, / i/'+�� � ' „ ,:: v �� /%�i���%���' %i r ��ir�x".";���✓�����/ i� ,r'r� �z3,aB1,��",�-,. , / y../' �� i 4 � �, , P . �� ,._ ., . � . - ,; . . � ��� �� � � i�ii �,.r,� � ��% � � / . � �� � �j� ,s%�.� '��% �j �N/�� ���/�/ y,��/ °� ��� ��r�/�i `�r o /i�� �`a'�iii/f � �r � � �l' � i d '` �v r��i/. � s�`ii���% i �i/ ,�; � ��������'`_`� �`�' �� „� /�� i!�i�� /✓ '}""i��� ��'%/��".��'D'�/�/ � � �/ � � ii/�✓iii,,,��� �� �� /� � � � �� i ��;� , i% �,o� �w�.�/� /�� � j�� �� ii » � , -.. , ,�ai�a ^°�' . . �,�i,iii�„iiii�am�i,��< ,;,i„i, i/i,�,,,,� , _. �' ` ` ..:�!K ��i ✓P%/�iiO,. ,,, .. �i/�%///D//�i��„ ,,,,,a� � �w� � ��,.�� o���� ����������, � ,.. - , " ��the best of rny knowl�dg�the statements found ira thas app�ication are true and correct. I als�unders#and that unless cnns#ructi�n of th�acti�r�applicable to this variance request, i# graa�#�d, is not take�e�vithin c�ne year,th�var��nce e�cpires. I hav�considered al�options afforded t�me through the City's Zoning Code,ar�d feel that th�r�is no alternate r�ray te�achieve my abjective except to seek a variance to zoning rules and r��ulations, I give permissi�a�far G�lden Valley staff,as well as rr9�mbers of the Bo�rd of Zar�in�Appeals,to e�ter r�y property pric�r to the public hearing to inspect the area aff�ct�d by this reqaaest. Signature of Applicant If the applicant is not the awner of all property involved in this application, please name the owner of this property: _Gregory& Kathleen Larson Print Name of owner Signature of owner $150 Application Fee Attached Ple�s� r��te: The Ci�y of Go/d�n Vall�y will s�nd notrce of your variance requ�st to all adjoinirag �ra�per2��owners as w�lP as o�nr��rs of praperties directty across streets or ail�ys. Yr�ur neighbors have th�right to addr�ss the eoard o,f Zoning App�e�ls at yo�r public hearing. Yau are advis��to perscar�ally contact your n�ighbors and explain your project to them prior to the public hearir�g. . � � �� �:� � �, �� �� � � ��� � �� � � a o � �. ��� I Z . �? W � �, g � ^ ���` o � � � ��y � �� 2 ��i Z N �q , �^� �^ � J �a "' � °�Z���� . � �� �� � oZ � � �� g�� � ��� � J� } mZ • O ���W �<��YS �� � � �� °x o ����i 6���� �� �' �, ��- � , ���� � m� � � , � _ _ _ _ _ _ _ _ _ _ _ _ � _ _ � �. O � p a - ° - U � 3nN�nd e�ine �/a — � �� 1.{..�d°id '�^da N"°'� � � : (1Vld) 0'08 m � I � � �s`���s°si � (�ltl�) lL'6L M„00,00.00S � � ��' U ~ �_ m N9g`lo�� O $ � _ � .�s``ljd � � � — 5 � o N � � �' W Z m : ���^ �'� � z} � � �n � .�, � 3 � res �� ai � O qqq > W � w J � 9� /'� 0. a µ1 � � � W J V �� �..� � y 4 � � ¢ � p�{�, N Q � \ � �� � W Z � W a Z C- W " p . � �� �� w � � � W r� m� a N�N � � 1 � �a, � � � p � � ° '�' � �' �'"°'I ` M- `�-"� � �'� � �i � � � y w y So �p �I 4 �? � � � � � . ` t ° � �"'.— � � \ ti � � M ` N� � Q � m ~ �il 4 O a � � � a Z O � '� W � � � � � � � � a cn \ �„�",�S N � O& � , o � O � � g C p 4 ` fya'ct' D�'CX 8'CS �� � i N �+ ? � B x8 ��p ! o � � m �� �� � -- —s�bc— 0 8 �-------� � ----� ____'� N _L__.,�_..___ 1 5'WIDE D!N EASENENT'^ .�, �.�.. �ie�-« � �W=1�°�� N00'00'08"W 100.00 � �� .� � �� : �� ,