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10-23-12 BZA Agenda Board of Zoning Appeals Regular Meeting Tuesday, October 23, 2012 7 pm 7800 Golden Valley Road Council Chambers I. Approval of Minutes — September 20, 2012 Regular Meeting II. The Petition�s) are: 1426 Aquila Ave N Leslie Hackina, Applicant (12-10-16) Request: Waiver from Section 11.21 Single Family Zoning District (R-1), Subd. 12(E) Accessory Structure Requirements • No one detached accessory structure shall be larger than 800 sq. ft. in size. � The proposed garage/workshop would be 1,096 sq. ft. in size. Purpose: To allow for the remodeling/expansion of the existing garage. Request: Waiver from Section 11.21, Single Family Zoning District (R-1), Subd. 12(E) Accessory Structure Requirements • Each property is limited to 1,000 sq. ft. of accessory structure space. The proposed garage/workshop would have 96 sq. ft. more than the allowed 1,000 sq. ft. of accessory structure space Purpose: To allow for the remodeling/expansion of the existing garage. III. Other Business IV. Adjournment " This document is availab'ie in alternate formats upon a 72-haur request.Please call � " 763-593-8006{TTY: 763-593-3968)to make a request. Examples of alternate formats may include large print,electronic,Sraille,audiocassette,efc. �: Minutes of a Regular Meeting of the Golden Valley Board of Zoning Appeals September 20, 2012 A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday, August 28, 2012 at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota. Vice Chair Boudreau-Landis called the meeting to order at 7:10 pm. Those present were Members, Boudreau-Landis, Maxwell, Johnson, and�F?lanning' ;, Commission Representatives McCarty and Segelbaum. Also present were City Plarrner Joe Hogeboom and Administrative Assistant Lisa Wittman. Chair Nelson wa� absent. " I. Approval of Minutes —August 28, 2012 Regular Meetirig MOVED by McCarty, seconded by Maxwell and motiqn carr�ed unanimous�ly to approve the August 28, 2012 minutes as submitted. � �� ` � "zi. II. The Petition(s) are: 1410 Tyrol Trail TimberCraft Remodelinq, Applicant �-09-15� Request; Waiver from Sec#ion 1'f.21 Single Family Zoning District (R-1), Subd. 11(A)(3)(b) Side Yard �etback Requirements • 5.4 ft. off of the require�, 1'2.5 ft.'tc� a distance of 7.1 ft. at its closest point to the side yard (west)���rz�erty line. Purpose: To allow fqr the construction of a second story addition Hogeboom referred to a survey of the property and discussed the location of the house on the prop�rky and how the property slopes toward to the street. He explained the applicant's re`t�u�st#o`�iuild�a second story addition 7.1 feet away from the side yard (west) property line. He added that he received a letter from the neighbor to the west ex�re�sing ct�ii�ern� about the applicant's proposed addition. McCarty asl��d�why the west side of this property is considered to be a side yard. He also asked if fhe existing house is non-eonforming. Hogeboom explained that in the case of corner lots, property lines along a street are considered to be frant yards and the narrowest front is used to determine the side and rear yard setbacks. He expiained that the existing house is considered to be conforming because it was built prior to 19$2. Segelbaum asked when the house was built. Hogeboom said 1937. Boudreau-Landis asked if the side yard setback is required to increase in this case due to the height of the structure. Hogeboom said the side yard setback is not increased Minutes of the Golden Valley Board of Zoning Appeals September20, 2012 Page 2 because the height of the home will not exceed 15 feet. McCarty stated that it looks like the height will exceed 15 feet. Hogeboom explained that side yard setback increases are determined by the fa�ade of the house along the property line in question, not the height of the front of the house. Segelbaum asked what the setback requirement would be if the west property line was considered to be a rear yard property line. Hogeboom said the rear yard setback would be 20% of the lot depth or appraximately 19 to 20 feet in this case. Segelbaum questioned if the applicant would still require a variance if they weren't proposing to extend the house closer to the west property line and just builf t�e addition on the same footprint as the existing house. Hogeboom said ye��becau��the�exi�#i�g home is located in the setback area. �'``�'�� � �. Johnson referred to the neighbor's concern about his prQperty being sh�d�d and asked if there is anything in the Zoning Code addressing shade issues. Hogeboom said there is not anything specifically related to shade issues but ther� are requirements regarding the height of structures. Segelbaum asked why a rear yard variance isn't reqt�ired. H�°geboom explained�that the existing house is considered conforming becaus� it wask���l°� prior to 1982. The rear yard setback for structures built prior�p 19�� ����l�a#��t and this house is located 12.8 feet away from the rear yard prope�,�t lirt�, � Johnson noted that the application stat��'that they are proposing to build a "partial" second story addition and asked if;the word "partial" is defined in the Zoning Code. Hogeboom said there is nat a definition of the word "partiaP' in the Zoning Code. Peter Murlowski, Timk3arCraft R�modeling, Applicant, showed the Baard the floor plan of the proposed new �ddifiion;;He r�.oted that the section of proposed addition that extends further «t� the;�i��; yard�setback area is a deck, not living space. The actual living space of the�{��opa���d second story is on top of the existing foundation. He stated that the exis�ir�g t�qus�.�do�� not suit the homeowners' needs and is very outdated. He referred to the neighb�r'°� concerns about privacy, shading and his view changing. He explained th�t most of the glass on the west side of the proposed addition will be glass blo�k,so the� n�;igh'��r's privacy shouldn't be an issue, the issue of shading is � � ambi�uous and he doesn't feel that the proposed addition will block any site lines that the neighbor currently has. He stated that building up is really the homeowners only option becau�e it is a tricky site with the way the property is shaped and the way the house is situated on the lot. He added that he feels the proposed addition will improve the value and aesthetics of this home and of the neighborhood. Johnson agreed that there are a lot of trees on the neighbor's property now, so he doesn't know if the shading will change that much. Johnson said he isn't sure if the neighbor's concern about privacy means they are concerned about people looking in at them or if they are concerned that they will not be Minutes of the Golden Valley Board of Zaning Appeals September 20, 2012 Page 3 able to look out of their windows. He asked the applicant if there is anything he can do to make the west wall of the proposed addition not seem like such a large wall of siding that the neighbors would be looking at. Murlowski said if they were to build a confarming addition and weren't requesting variances the addition would affect the neighbors in the same way. McCarty asked if the house is currently one story. Murlowski said yes. The house is a rambler with a tuck-under garage. F�F: Segelbaum asked the homeowners if they had talked with the surrounding neighbors. Aaron Spiegel, homeowner, said he tried to talk with the neighbor to the wes# on three occasions and there was not much of a response. Segelbaum asked if th� neighbo�s know what the homeowners are planning. Spiegel stated that the ativertising for fhe property said the house would be a great remodel. Murlowski showed the Board some photos and explained why he feels the neighbor's site lines won't be blocked. He also showed some photas of the existing house and the area they are proposing to expand. Segelbaum asked the applicant if he has cpnsi�d�;re'd;expand�iirig other areas of the house that don't encroach into the setba�k area�,cor that dan'� expand the existing � footprint of the house. Murlowski said thej��p�l'�'r�Cpnsider building the addition straight up on the existing foundati ,���i'ri�out constructing the balcony further into the setback area. He added that it is conceival�le fo:�esign an addition that wouldn't require variances but they would hav��a to��lly re-design�all of the existing rooms and aesthetically, it wouldn't lo�t�'as��g�od � E, �r>> - Johnson asked how far bac�l��� �,'�ddition�would need to be built if it were to meet the � setback requiremenf��`Murlovv��ti said the addition would have to move approximately 7 feet back in order to meet tF�e,se�kiack requirements. McCarty noted that there is a lot of room in the fron't:yard tQ build`an:.addition without the need for variances. John Emms,; Homeowner, teferred to the survey of the property and noted how there would be variance issues on other areas of the hause as well. Johnson asked if there are structur�l issues with the existing roof. Murlowski said there are several different roof lines at different heights. He noted that they are proposing to build the addition wher�; the roof�hnes are the same. He reiterated that what they are proposing makes the most:sense for the layout of the house and makes the most sense aesthetically and economically: He stated that he is fairly sure that any design they come up with will require a variance or will end up looking really weird. Boudreau-Landis asked if the height of the house would be 22 feet at the front or back. Murlowski said it depends on the grade and noted that the grade slopes away. Maxwell explained that the Board has to consider what is unique about the property. He stated that the applicant has said the layout is unique and asked the applicant if there is Minutes of the Golden Valley Board of Zoning Appeals September 20, 2012 Page 4 anything else unique about the property. Murlowski reiterated that the layout of the house is very antiquated. He stated that the value of the lot dictates the standards of the house and he feel the property is really under-developed so they want to conform to the standards of the rest of the neighborhood. McCarty said he would have difficulty making a non-conforming use worse. Murlowski said he feels the Board needs to weigh the end result. Emms asked if eliminating the proposed deck would help the Board wit�ltheir deci�ion. McCarty said he would be more inclined to support the proposed addition without the deck but he still feels that there are other opportunities for a different desigr� that wouldn't need variances. e ��� � �6 ; ,�,�;,�� Maxwell noted that there is a large tree in the front yard and as��d if�hat w��l� have to be removed if they built toward the front of the house. M�Carty said he�didn"�think the tree would be an issue. ��°� Spiegel said they would consider removing the deck from the;plans. He added that they didn't want to do an addition on the front of the house because it would be three stories high in the front if they did that which would look ver� monolitf�ic and very tall. Boudreau-Landis opened the public hearing. Seeir�g and hearing no one wishing to speak, Boudreau-Landis closed the public hearing. Boudreau-Landis agreed that:,there are t�pportunities to build an addition toward the front of the lot without furth���iri�`���cting�the west side yard setback. Segelbaum said he thinks th� �r�iposal is reasonable and a great enhancement, but the Board has to consid��r the impact to the neighbor and the neighborhood. He said he is not sure the proposed;�ddit��n wauld impact the neighbor's shadows and light, but he can't justify allovu�r�g th�;�di��ti'�o'�'i�to'go closer to the west property line than the existing house it already di�es. He��said he would be more supportive of the proposal if it didn't include the tle��C furtlier;encroaching into the setback or if the corner of the proposed addition were cut-off or tauilt at an angle in order to meet the setback requirements. He said he thinks tl�e,neighbor to the west might have the same concerns, but at least the add�tion would be cc�nstructed without any variances. Murlowski said cutting the corner at an��ngle in o��ler to meet the setback requirements would not look as aesthetically nice as what th�y are proposing and that it seems silly to make something Iook bad just to meet the requirements of the Zoning Code. Maxwell said he would be supportive of the proposed addition if it stays within the existing footprint of the house and does not go any closer to the west property line. He said there are other houses in the area that are similar in character to what the applicants are proposing. He said he thinks the applicant's options are limited. He agreed that they could build something in the front yard that meets the requirements of Minutes of the Golden Valley Board of Zoning Appeals September 20, 2012 Page 5 the Zoning Code but it could end up looking worse. He added that he feels the property is unique and that the current homeowners did nothing to cause the difficulties. Johnson agreed that making the existing encroachment worse is not ideal, but he would also be in support of allowing the proposed addition to go straight up without increasing the footprint of the existing home. He reiterated that the front yard has quite a slope which could cause difficulties with any type of addition in the front yard. McCarty reiterated that he {ikes the proposed design but he thinks there ar� plenty of other ways to make an addition work in another location. Boudreau-Landis said he is hearing some support from the Board f�r allowir� the proposed addition as long as it stays within the same footprint a��he existing hiou� but he agrees there are lots of other options that don't require vari�nc�w ;; �t9 '�','9� MOVED by Johnson, seconded by Maxwell and motion �arried 3`to 2 to �pprove a variance for 3 ft. off of the required 12.5 ft. to a distance of 3.5 ft. at its closest point to the west side yard property line to allow for the cor�struct�on of a`sec�nd story addition. Members Boudreau-Landis and McCarty voted na: `` a„ ���i III. Other Business No other business was discussed. � .� ` ��� � IV. Adjournment The meeting was adjourned �t 8:39 pm. h � � t� ,� �' f��� Jasor���oudrea�-Landis, Vice Chair Joseph S. Hogeboom, Staff Liaison ;, ,_ Cl�� �� „�; Planning Departmenfi ?63-593-8095!763-593-8109(fax} Date: October 17, 2012 To: Board of Zoning Appeals From: Joe Hogeboom, City Planner Subject: 14Z6 Aquila Ave. No., Leslie Hacking, Applicant Background Leslie Hacking, owner of the property at 1426 Aquila Ave. No., is seeking variances from City Code to allow for the construction of an addition to the existing detached garage/workshop (accessory building). The existing building, which is approximately 1,008 square feet in area, is a legally non- conforming structure. City Code currently does not permit accessory structures to exceed 80Q square feet. Also, City Code does not permit any combination of accessory structures (attached or detached garages, sheds, etc.j on a residential property to exceed 1,000 square feet. The applicant has recently completed an extensive remodel of her home. The addition to the garage would be part of a larger project that would renovate the garage and make it look similar in style to the house. The garage building would accommodate two parking stalls and storage space. The proposed addition would add 96 feet to the existing footprint of the garage. (Please note, this calculation has been revised from the one found on the original hearing notice.) In her application, the applicant explains why she feels that practical difficulties necessitate variances in this situation. No prior variances have been obtained for this property. Variances The proposal requires two variances from section 11.21, Subd. 12(E) of City Code: • City Code requires that no one detached accessory structure be larger than 800 square feet in area. The applicant is request a waiver to this requirement, allowing the proposed garage/workshop to be 1,096 square feet in size. • City Code requires that each property be limited to a total of 1,000 square feet of tota) accessory structure space. The applicant is requesting a waiver to this requirement, allowing the proposed garage/workshop to be 1,096 square feet in size. k j '{ � �' 1$r2d ��� " �524 � `a �..._ � , 152f �1 � 752C1 1529 �� � �� 152U � `' � ; c ` 1 S18 1517 �' 1517 �p9 j 1520 � y 1518 � � � f 9 i513 1515 p 1515 � ' 157D ' � � 15tl8 15Q9 �� � 15b9 � 15fld ! --� � 3 � 15414 15D5 � ` 15�68 15il5 ; ! r' t 1 fi 15�10 � �r E � � � k � � 86�t0 $SUU `� f 15flfl � 15fl1 � � ,��� �� � r � � � � ' ..�..� .. �" ... �.. .�. m. Wirasdala St., ,�..�, �....� ... ,a,. ,m �.1 Subject Property � � �� � ' �, � -„ , ,��, � , � . ;r .�,���„ 8�1 � � tN�51�+P�ark � '��i��., ��, �- � � � �iii�r�'��i�r�� � 14�--,. � � 142� 1419 �� � ir i !iiiii u � ,l``-."-,,...,. 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Ap�lfcant t€�#c��`m�tit��: ���,�e Leslie Hacking �,������; 1426 Aquila Ave No. Golden Valley, MN 55427 �,��,�r,����,���� les@designhack.com p�,,��,� ��,�,�,,��; 763-545-6349 �. ��t�vide a d�t�iled �ese�riptis�n of n��d fc�r� varia�nce#r�m the Z��i��C�de* i��ludin�� � Cl�scriptign of buil�ing{s� �* t��s�ri�ti�r�c�f p�rapc�s�� addition(s} • ��es�ript�san t�f�ropas�d �Itef�t�c�n��� tv pr�p+erty We have finished with an extensive remodel of our house and are ready to start the garage. The existing garage is on the left (as you face the front) and a storage/workshop area on the right. With the garage on the left the driveway needs to run up snug to the front of the house. We would like to flop the garage and the storage areas so we can move the driveway out away from the house to create landscaped green space between the house and driveway. � . �. �+lir�nescata�tate 5t�t�t+�46�R�5�7 re�uires that a pr�per�y�xhib�t ��r�,ct�ca!di�i�ult��s"i�t�rder far a varian�e tv k�e ct�nsic��r�d. Pra�i�aE L�ifficuttie�; � r�sulc ir�a use that i�reas4��bte�. i ��e� b�s�d c�n a probl�m tM�at is urtique t��h�prt�p�rty. + are�at c�used by th� landc�wn�r, � dv nc�t alt�r t��e�s�ntia��ha�racter �f the I+�catity. Tc� dema�nstrate htrw y�ur reqt��st wit� c�mply wi�h Minnes�ta State�tatute 4��.3�7, �!lea�� resp�r�d t�►the fc�!#vwing r��e�#i�ns. Exp��in tt�:���e� for yvur v�rian�e sc�que�t and haw �t v4rifil r+��ult�n a reasona�Me u�e af th� �r��erty, The existing garage/storage is at 1008 sq ft as it exists. Because we are moving the garage away from the house, we would like to bump out the front of the proposed garage portion 4' (area shown in pink on plan). This will create an area wide enough to have a service door (marked as�on the plan) open out the side of the garage and a covered walkway in front of the storage area to provide shelter from the elements when walking between the garage and the back door. This will also ensure space to open the service door without damaging the parked cars inside. YUh�t is uniqu���out yt�ur prc��aerr�ty and E�vw do you f��l tha#i�n�c���itat�*s a variar��e� We feel that this wouldn't encroach on our neighbors because of where our garage sits on the property and the size of the lot. Think it will just add to the curb appeal and value of the property. It would be nice for us when we are walking between the garage and the house to have some shelter from the elements. Ex�lain �t�w t�t�neetf fc�r�v�rianc�is b�s�ed c�n circumstances that are nc��a result flf� lan�l'�wner action. The house has been added-on an altered over the years from various owners and I don't think they ever forward thought some of the changes. When it was a little farm house it was probably a more utilitarian plan then aesthetic. �xpi�in hc�w, if grante��t�e p�c�pctse�var�ar�ce vsrlll not alter tl�e�s�enti�l char��t�r�f y�ur ��i�ttibvrhoad a�d t�a�den V�Il�y�s a v�+ht�l�. We feel that this wouldn't encroach on our neighbors because of where our garage sits on the property and the size of the lot. From the street I don't think you'll be able to tell that we bumped out half of the front 4'. But I do think the neighbors will notice the improvement and the added curb appeal with the new landscaping. Plus it will add value to our property and the surrounding properties. . ' 5. Th� C'rty requests tha't y�tu ��nsider all�v�ila�le pr��ect np�ti€���that are p��rmiitt��# �y the�t��ting C�de p�°ivr ta r�q�resti��,�variartc�.The �t��rd of�Qnin��lppeals wi{I diseu���It�rnatiue optic�ns t� �eekir�g var#�nre with�cr�at t�e�ublfc he�r�n�. �lease desc�ibe alterr�at�r���t�do you� project th�#da nat requirt!�r�r�anc��to the Zoc��ng C�de. An alternative is to not bump out the front of the garage for the covered walkway. 6. Pleas��ubmit� �urrent sur+re�y�f your prc��e��, You must ir�dic�t�tF�e pra�c�s�� �dd�tion, inc[ut�rn� n�w prc�pQS�� bu'tldin��nd strc���re setbacks, �n the�urv�ym t�ct��y�f Golden Va�ley's survey r����re�nent� is av�rila�N� up�n reqc�est. P#�a�e r��t�that t#►is appltc�ti+�� is��nsi�i�red ���omplete wi#hQUt tFte 5ubrnit#�i of a cvrr�nt property�unrey. 7, Pleas��u6mit �t I��st��t�ccarr�ni�o�vr ph�tagraph �f ti�e �rea affected by�h� prop�t��d �r�r�anc�. Yt�u ma�y attach� print�d phot��raph t�tl�is applitatic�nx c�r y�u ma�r em�i! a d'#�ital ima�� tc��i�nn�n�C+��c�l��r�v�ll��mrt.�c�v, Yc�u may submit ��ti�tic����phc�togr�ph�as nee���c�. , ' To the best of my knowledge the statements found in this application are true and correct. l also understand that unless construction of the action applicable to this variance request, if granted, is not taken within one year,the variance expires. 1 have considered all 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 Valley 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. Signat e of Appl ant 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 (for Single Family Residential) $250 Application Fee Attached (for all other Zoning Districts) Please note: The City of Golden Valley will 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 address the Board of Zoninq Appeals at your public hearing. You are advised to personally contact your neighbors and explain your project to them prior to the publrc hearing. . � y � . , • e, � F � . . . .. � ; � , • � " •J. ' � , C•+�� ,� k, � ',� ,•t �►i �, �. t.:Z. 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