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05-27-14 BZA Agenda Board of Zoning Appeals Regular Meeting Tuesday, May 27, 2014 7 pm 7800 Golden Valley Road Council Chambers I. Approval of Minutes — March 25, 2014 Regular Meeting II. The Petition(s) are: 4400 Avondale Road Diane and Thomas Mover, Applicants Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11(A)(3)(A) Side Yard Setback Requirements • 8 ft. off of the required 15 ft. to a distance of 7 ft. at its closest point to the side yard (west) property line. Purpose: To allow for the construction of a new addition on top of an existing 8 ft. x 16 ft. foundation. III. Other Business Election of Officers IV. Adjournment ` This document is available in�Iternate formats upon a 72-hour request. Please ca1! 763-593-&€}06{1TY:763-593-396$)to makE a,request. Examples af alternate formats may inclutle large print,electranic,Braille,audiocassette,etc. Minutes of a Regular Meeting of the Golden Valley Board of Zoning Appeals March 25, 2014 A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday, March 25, 2014, at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota. Chair Maxwell called the meeting to order at 7 pm. Those present were Members Maxwell, Nelson, Perich and Planning Comrnissipn Representatives Boudreau-Landis and McCarty. Also present were City Planner Jason Zimmerman, Planning Intern Nick Olson and Administrative Assistant Lisa Wittman, Member Johnson was absent. I. Approval of Minutes — January 28, 2014, and February 2�, 2Q1;%�, Regula�` Meetings � , j'; ��a MOVED by Nelson, seconded by McCarty and motion carri�d una�imous�y�to approve the January 28, 2014, minutes as submitted. MOVED by McCarty, seconded by Boudreau-Lancfis and motion carried unanimously to approve the February 25, 2014, minutes as submitted. II. The Petition(s) are: 130 Edgewood Avenue SQuth Warren Kapsner, Appli+�ant � ;: � � ,.. Request: Waiver f�rom Section '1'l,21, Single Family Zoning District, Subd. 11(A)(1) FrontYard Setback Requirements • 6.4 ft. off of the r�guired 35 ft. to a distance of 28.6 ft. at its closest point to the front yard (e�st) prc�perty line. Purpos°e: T��al�Qw�#�r the construction of a new addition. Requesf' Waiver from Section 11.21, Single Family Zoning District, Subd. 11(A)(3)(A) Side Yard Setback Requirements • 3 ft.�o�F of the required 15 ft. to a distance of 12 ft. at its closest point to the side yard (north) property line. Purpose: To allow for the construction of a new addition. Olson referred to a survey of the property and explained the applicant's proposal to build a master suite addition on the north side of his house that would follow the same plane as the existing front porch. He showed the Board a photo of the existing property and noted that the front porch addition received a variance in 1998 to be located 26.6 feet from the front (east) property line. Minutes of the Golden Valley Board of Zoning Appeals March 25, 2014 Page 2 Nelson asked if just the back (northwest) corner of the proposed new addition would be located in the setback area. Olson said yes, and noted that the existing house is not parallel with the north property line. McCarty asked at what point the proposed addition crosses into the setback area. Olson said he wasn't sure because the survey submitted with the application did not have the proposed addition with dimensions drawn on it. Therefore, staff determined that the applicant required a variance for 3 feet off of the side yard setback requirements based on the dimensions given for the proposed addition. F�� ::;� r,� � � � Maxwell asked about the articulation requirements. Olson explained tha'�IZoning Code requires walls longer than 32 feet to articulate in or out 2 feet for a distance of 8 feet. Warren Kapsner, Applicant, stated that they have lived at this property for 37 years and have done several remodeling projects. He stated that the house cur��ntly ha,s three small bedrooms and they are proposing to build a new rnaster suite witM an accessible bathroom because they plan on staying in this house. "k . ;, .; , Maxwell explained that several years ago the statutes regarding th`e granting of variances changed. The Board now needs to con��ler if the �ariances proposed are in harmony with the intent of the ordinance and cQ;nsistent with the Comprehensive Plan, if the proposal puts the property to use in a reasonabfe manner, if there are unique circumstance to the property not created by the (andowner and if granted, would the variance alter the essential charact�r of the iacality. He asked the applicant what he feels is unique about the property� Kapsn�r stated that there is a steep slope on the south side of the property so the north side is the only place he can build the proposed addition. He stated that the fron�'�f tMe:proposed addition would look better if it were in line with the plane of the front porch so'th�t is the reason for the front yard variance request. He added that a h�iuse wifh three small bedrooms won't work in today's market and he wants to build:a�Gmaster suite that isn't just another small bedroom. �;� ��:: ��... �r ',`_; Nelson asked hayv mar�� bafi�r�om`s the home has. Kapsner said the home has two bathrooms. '�:- �� r� McCarty asked�Ka�isn�r if ti"e knows at what point the proposed addition would cross into the se�back;area. Kapsner referred to the survey and said he thinks just a small portion of th�e �ddi��on would be in the setback area and that he probably only needs about�� 1 foot"�{�riance, not 3 feet as stated. He said he showed his neighbor to the north wf�ere the proposed addition would be located and she doesn't have any concerns. Nelson stated that the way the house was situated on the lot was not created by this landowner and she thinks bumping out the proposed addition to match the plane of the front porch would look better. Boudreau-Landis asked Kapsner about the size of the proposed addition. Kapsner said it would be approximately 700 square feet in size. Minutes of the Golden Valley Board of Zoning Appeals March 25, 2014 Page 3 Perich asked Kapsner if he had considered any other options that would not encroach into the side yard setback area. Kapsner said that such a small portion of the addition will encroach that he never seriously considered any other options. Maxwell asked Kapsner if he built the original house. Kapsner said no. Maxwell asked Kapsner if he would be willing to bump the front part of the addition out 2 feet instead of the proposed 6 feet. Kapsner said if he bumped the front out only 2 feet it would not match the rest of the house and it would distract from the appearance of the house from the street. McCarty suggested a bay or bow window instead of the bump out in the front. Zimmerman stated that window space can extend into a setback;�rea but floar sp,ace cannot. Boudreau-Landis asked if a bay or bow window woulct count as,articulation. Zimmerman said yes, as long as it was�2 feet deep for a length.��f 8 �e�t. s� �;t �� Maxwell opened the public hearing. Seeing and hearing�no�r�ne wis�ing�to�comment, Ma�nrell closed the public hearing. �=°��`a�� ;; ; .� McCarty said it is a nice plan, he just doesn't see a-hardship a�d he doesn't know at what point the proposed addition crosses into the s�tback ar�a. He said he thinks the addition could fit within the side yard setb�ek area with�sc�me fiinagling. He referred to the front yard variance request and stated that th� p�'oposed addition would fit aesthetically, however, it is due to a v�ri�nce��ranted''in'the past for the front porch that is creating the new front plane of,�kre hou�e noi�u, Nelson stated that the Board de��sn't cpnsider hardships. She said the proposed addition is consistent with!��e Cornpreh�nsive Plan, it is reasonable and it is in harmony with the intent of the ordina°nee. She said she thinks that the angle of the lot and the position of the house on the lo# �re unique circumstances in this case. She said the proposed addition is aesthetically pleasing and she is in favor of both of the requested variances. , McCarty reit�ra,ted t�iat tii�� don't know how much of a side yard variance the appticant really n�eds.}BQuc��u�Lai�dis suggested approving the addition to be built only 19 feet wide howeu�r��,,.numbers work out. McCarty stated that if the variance is for such a sm�ll amouii��e'�h�inks the addition should be able to be done without variances. Maxweil s�id the proposal looks nice but it seems like the applicant caused the need for these currentavariances because he wants to match the new addition to the plane of the existing front porch. Nelson reiterated that this landowner did not cause the way the house is sitting on the property. She added that this proposal would really enhance the neighborhood and that the front plane of the house is already established. Boudreau- Landis agreed and questioned if the conversation would different if a new owner of this property were asking for these variances. Maxwell stated that a new homeowner would not have created the problem. He added that he would be supportive of a 2-foot front yard variance, but not a 6-foot variance. Minutes of the Golden Valley Board of Zoning Appeals March 25, 2014 Page 4 Nelson suggested tabling the request in order to get better dimensions and plans regarding the side yard variance request so the Board knows exactly where the proposed addition would be in relation to the side yard property line. MOVED by McCarty, seconded by Nelson and motion carried 4 to 1 to approve the variance request for 6.4 ft. off of the required 35 ft. to a distance of 28.6 ft. at its closest point to the front yard (east) property line to allow for the construction of a new addition. Chair Maxwell voted no. '�a� MOVED by McCarty to deny the variance request for 3 ft. off of the req�ir�ed 15'�tlFto a distance of 12 ft. at its closest point to the side yard (north) property line��p allow for�the construction of a new addition. �a'� Maxwell suggested that the request regarding the side yard setback variance be tabled. Kapsner asked if would need to come back to the Board if he changes the design of the proposed addition and stays 15 feet away from the north �roperty line: Ma�cwell said if the addition is 15 feet away from the north property a side yard variance would no longer be required. Kapsner said he would like to t�k�le his,request#or a side yard setback variance. � ;,� ��;. ,�� McCarty rescinded his motion to deny the v�riance re�uest fQr 3 ft. off of the required 15 ft. to a distance of 12 ft. at its closest �bint to the side,y;�r'� (north) property line. � :4. 9� ,z�_ . MOVED by Perich, seconded by N��cin �nd,�otion carried unanimously to table the variance request for 3 ft. off of the;r��equir�d 15�ft::,to a distance of 12 ft. at its closest point to the side yard (north) property li�t�to the April Board of Zoning Appeals meeting. III. Other Business ��'�' t� , __ j Zimmerman discuss��iv�#t� thHe Bo�rd the option of providing, in the staff reports, a recommendatidr�;for or;�ga�n��?��riance requests. The consensus of the Board was that they would like mot-e ba��ground information, but they do not want to dissuade applicants from applyin��for vari�nces so they do not think a staff recommendation in necessary. � IV, Adjournment The meeting vy�s adjourned at 8:01 pm. George Maxwell, Chair Lisa Wittman, Administrative Assistant Gt��' 0� Planning Department 763-593-$0951763-593-8109(fax) �Itl:;i., •;�t'+4p.�i . �::;` :m`, . .�� ... .%a i�i -.^. ��..:� ..� .� = ;,, '�'.��':: ...� �r, ,. '� ,�."':_.. �� ;,�a�1�1��r`."�` ...�'",�� ,. .t.., . , 7 - ��:,. .. .. m.� Date: May 27, 2014 To: Golden Valley Board of Zoning Appeals From: Nick Olson, Planning intern Subject: 4400 Avondale Road Diane and Thomas Moyer, Applicants Diane and Thomas Moyer are seeking a variance from the City Code for the construction of a new addition to their home which would be used as a master bathroom. The project requires a variance of 8 feet from the side yard setback of 15 feet to a distance of 7 feet. A previous property owner was granted a variance on March 12, 1968, for the construction of an addition to the garage, which was built underground. The footprint of this variance will match the current variance requested by the Applicants. The proposed addition will be part of a major remodel of the existing home. Currently, the plumbing for the first floor bathroom runs through the garage, which requires that the garage be connected to the HVAC. This is to prevent pipes from freezing, which subjects the home to potential carbon monoxide poisoning and thus violating the current building code. As part of the remodel, these pipes will be moved and the HVAC will be disconnected to bring the home into compliance. The applicants have explored other options to correct the problem, which they feel would either alter the character of the home or require a new foundation. In an effort to save energy, facilitate a future residential elevator to create life-cycle housing, and increase space which will enhance access, the Applicants believe this proposal provides the best solution to bring the home up to code and be the least disruptive on the current property and neighborhood. Also on the property is a small tool shed that is built into the fence along the west property line. As this accessory structure is not set back the required five feet from the property line, it would need a variance to remain in its current location. The proposal requires a variance from the following section of City Code: • Section 11.21, Single Family Zoning District,Subd. 11(A)(3)(a)Side Yard Setback Requirements The minimum side yard setback for this property is 15 feet. The Applicants are requesting a variance of 8 feet off of the required 15 feet to a distance of 7 feet at the closest point to the side yard property line to the west. __ _ _ _� _T _ .J�" � -`} �_ .-- . �''�� --- „ ~ '` 4410 1300 .�r' --�'��'�_�. -04�0 1 4-100 ,�33D A310 , n' • �`� 1307 �'. � _,� �s� �--'� 1 �_�- �.,�' � '32° Subject Property: -�' ,J,S � iyro�crFs r '� -� 13� 4400 Avondale Road � 1345 t 4335 4325 4315 1323 ��-� Y ^�.-'"� 4435 4415 - - 1410 `1415 / : 1401 1005 ( r 1425� t4� --- ��'^-�_ J -'' 4320 �' 1623' 1420 4520 / `� r ,,,,.- �' 140 �1420 1415 � 4500 trr +..�;� d330 1425 1430 f /'� 4420 ,`�t 4344 1-010 1415 � � 4400 �, lt� 1430 / 4350. + 432� 143 5 1440 �r"�'�.._—'q 4��t�� ' c,J`'4 1 A2 3 � � �� "� �� 4335r 1450 j � 451 5 ��'rr /' �� 1430 y 1500 1 � 4501 �� `� )d , 1445 1445 �`-' ' IQy 1431 � � ' 4477 �`'�.\ 4345 � � , � } . 1 610 ; � �1�+101 J ��3� 'i A40 °' � 15i0 -, 1505 � 4 1 505 � , . � �4349 , ' ° , = 1501 ' u; j J � • 1520 ' , / 432d � 1520 1515 1529 1 t�/4343 J �d312 �`'`-.� r � �1 1530 _ 4510 4430 qq20 �4370 1530 1519 C530 4520 4410" 4321 �� \.��'�� 1535 �00 �! . 1540 ��rz Uvt�yla>A�a 1545� � �� _ _� �9'1550� ��0 4525 4515 4�45 4435 4425 �� 4545 4535 4415 �A5 0335 4�5 4315 4555 � � � �� ..�..��.�»�.., — —�—�-- � t ' � s i _._ � j i a May 1, 2Q14 page 1 of 4 ,�rt�� r�� 7 � ; �� ,c��c��.. t t �-- �jz��.�.1� � �R}f°1if�� +C3t�E �/e�t Fc�t1C�,' o�„��iCc��iC3!'� 1. Street address: 4400 Avondale Road 2. Applicant information: Name: I?iane and Thoma Moy�r Address: 4400 Avondale Road Golden Vallev.J�V innes�ta 554,�6 Email Address: dtam0l .�mail.com and dianemover9 fg�nail com Phane Number: 412-584-4471 3. Provide a detaiied descriptivn of the variance(s) being requested: We reauest a new variance.based on a variance anproved on March 12, 1968,which allowed a concrete-ca�ped 8'x16'extension of the foundation into the West setback of the nronertv. The original variance onlv addressed foundation space We reauest nermission to use this existing foundation for a one storv addition matching the existin� home• 4. Provide a detailed description of need for a variance from the Zoning Code, including: • Descriptian of building(s) • Description of proposed addition(s) • Description of proposed alteration(s) to properry The home is a sin le story modernist home built in the 1953 The garage is a"tuck utider"with a significant grade change between he drivewa�garage and the front �ntrance. An extension to the gara�;e foundatian 8 feet into the West setback was added in 1968 and is�urrentiv canned with a large concrete�lab There is no access to thi lab from the main floor of the house It i� frankly, an odd aesthetic�resence on the lot The nronosed one story addition is�avr��f a major remodel/re�tc�r�t;�n �f rhP P.�� rin�home including re�lacin rg otting windows new interior surfaces new kitchen new May 1, 2014 page 2 of 4 landscapin�,modernizin�?the heating and air condition system(HVACI.and preparing the home for universal acc�ss features. We nlan to maintain the existing aesthetics and overall massing of the home no second storv additions or alterations of the roof line� The�ra�osed small one storv addition on the existing foundation will match the existing home and house a new bathroom with enhanced access. The floor system of the nroposed �dition will�rovide mechanical access and chases to bring�lumbing and HVAC systems u�to modern building eode. We also believe that using,the existing foundarion provides the best remedv to the aesthetic challen�,es of the"ca� e� d basem�nt"structure. 5. Minnesota State Statute 462.357 requires that a property exhibit"practicai 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 aiter the essential character of the locality To demonstrate how your request will comply with Minnesota State Statute 462-357, please respond to the foliowing questions: Explain the need for you�variance request and how it will resuit in a reasonable use of the property. The current bathroom lacation create a variance from code(see para,g�aph Sc belowl The�lumbing extends beneath the bathroom int�the ga,.�ag,e�� c�uiring that the �arage be heated to avoid freezing�pipes. To achieve this in 1953 the HVAC wa connected to the�.arage;we underctand�uch a cnnnPrtin W com�liant with code at that time. However. it is notg in com,�liance with current code We believe moving the �athroom and associated 1�p�mbing�ut of the garage is the best solutian to adcLr�sS thi d�fect. If we move the bathroom to a new addition to be built over an existing foundation c�pped with a cement nad built in 1968 bathroom plumbing could be contained in an HVAC-heated space within the house struct�re fi e separated from the arage The current HVAC connection between the�ge and house could then be disconnected to attain comnliance with cunent code A variance to allow for a structure above ground over the cem�nt pad would address non-compliance with modern code outlined in this request and provide�he additional s�ace needed to facilitate universal access in the house What is unique about your property and how do you feel that it necessitates a variance? This�ro�ty is one of tY�. uni �e midcentury modern homes in the TXrol Hills nei�hborhood. The style is distinguished by co�act footprints, low slung rooflines and modest size We wish to mainta.in this stvle and �eneral massing of the home,however we need to repair a si�nificant def�ct in the house that is unsafe and that is not in comnliance with modern buildix��code while�n�YPasing,��arP modestly to a11ow for May 1, 2014 page 3 of 4 universal access features The most realistic and least disruptive solation i ta relocate t e e�sting main floor batlLm�m �ic hathrn�m c��rrentl has�lunbing that rt�n� throu�h the eara�e• this needs modification The current floor vlan also lacks adequate snace to exna�nd door wid h� �aci1itarP�iversal bathroom acce��,�n�the cLrrent bathroom sits in the best location in the home far a future residential elevator if it should ecome necescarv or the homeowner� The exicting I�m ' g and HVEi conditi�nc are not nernussible under modern code and the exi tin�structure of the gara e ceilin cannot accommodate the necessarv correctians A small above �round addition over an existine oun ation would allow for a new floar svstem and additional space to correct the condinons described above Other solutions would require extensive excavation on the up slone side(Northl of the home diverting additional rain water into the existin swale between the homes.mcreasing imnervious surface on the lot reqi�ire a significant cha�gg to the home rooflme while not resolving the bractical and aesthetic issue of an exposed section of basement Exptain how the need for a variance is based on circumstances that are not the resuit of a iandowner action. T�' is house wa built in 953 in �m�liance with c�de at that time The currPnt locat�c�n of the bathraom ut�lized nlumbin�that extends into the garage�requirin�that the ara P e ea e to avoi P7 g�� The cc�h�tinn to keP��ti�nec fi-�m fY'PP�l1i�n imLlemented m 1953 was to connect the arage to the HVAC. We understand that such _ VAC connection�werP all wed in 1953 hnr thi CQ1Ln�rtinr�jq a violatinn of Ct�r►'ent code: such connections create the notential for carbon monoxide(CQ�exposure We to resolve thic and Pt; inate the n9tPnr;at f�r CO noisonin��7(�jern»�eCti p� nm gara�►e from the HVAC Explain how, if granted, the proposed variance will not aiter the essential character of your neighborhood and Golden Valley as a whole. wi h to mainta' the 195 ' modern �tyle of this ho�se which i con�is Pnt with manv other houses in the nei�hborhood We believe the�roposed plan{see attachmentsl accomn is es t is goa w ;tP P1iminating��ficant code violatic�n in the eYi tin� s ture. The City requests that you consider all available 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 Zaning Code. As we considered the ontions available to eliminate the bathroom drainage and arage HVAC connection while imnrovin�universal access as outlined above,we concluded that we must move the bathroom to shift the lum in awav from the�a e int space to be �erve bv the HVAC that is consistent with current code re uirements to create s ace for a _ ture residential elevator and to update bathroorn access We considered the o tion to heat the�araee with a senarate heater but stronglY�refer to convert the g,�g,g� May 1, 2014 page 4 of 4 ambient temperature to save ener�::v. The onlv alternative to that outlined in arag�rabh Sa �ould involve movi�g the bathroom to occu vn, the snace of the second bedroom,thus converting the house to a one bedroom home: this would be a very undesirable ap�roach. To maintain a second bedroom,,we woul��ither have to move that bedroom to the North __.. side of the house, or build a second storv on the house. Moving the bedroom ta the North w d re�uire a new foundarion(i e new excavationl This o�tion would considerablv change the roof line of the hause. In addition, excavation of a new foundation would be disru�tive to the neighborhood.would divert water runoff into the existing swale between ihe homes.would increase ir�,pervious surface on the lo� and would not resolve the t�ractical and aesthetic issue of an exposed and ca�ped section of the basement Building a second story would dramaticallv chan�e the character of the structure. These are not realistic options. 7. Piease submit a current survey of your property. You must indicate the proposed addition, including new proposed buiiding and structure setbacks, on the survey. A copy of Golden Valley's survey requiremenis is available upon request. Please note that the application is considered incomplete without the submi#tal of a current property survey. 8. Please submit at least one current color photograph of the area affected by the proposed variance. You may attach a printed photograph to this application, or you may email a digital image to�I �.t1�o,aCgo�i ,Q,nvalley,gov. You may submit additionai photographs as needed. To the best of my knowledge the statements found in this apptication are true and correct. I also understand that unless construction of the action applicable to the 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 alternative way to achieve my objective except to seek a variance to zoning rules and ��ulations.= I give permissions to Goiden Valley staff,as well as member o the Baard of 2oning Appeals,to enter my properly prior to the public hearing to inspect the area affect by this request. f �� , , � �� Signature of Applicant � � � � " i ! ' � � � � . ii ' � a ! � . ' � � . � � ' � � ,,.�, � , �s,. ,� � . , � ,�.. <,� � � .� �� , .� �.b.-: �. -~+�,� .. ti ��r 1 �' � �� .��,:�� Ir:� � , ,s��`�.�;,�f.�. � � �y�, , . FT ias' � 1' K x F d`F. !R irr' t a»�r il�� -�F�_ c�� k OY rr Y�.�� r-�\++�, �� } s%�. k-,. �.:� 'ti � �g 4Y� s r"'ra: t'�`.'�M� z ��, . 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W,: �:; CC;' �"�_.��_��p�v _ _ ��_�_ ��,....�.� j`� �i � � _ _ _ -_ � _ � � � � � !� ; � � i � �, �'( `� --_ . � , ._ -:--..� --.-�, ' , �. __ — , _„__ .�m.,- t _ . ... ___ ._._ _. . �_ - ._.l . . ' ` ' '...�g ... .__= �..._,,......_: . ..�:itii:.-��a... .. ..... _.... . .._, . � � 3 � � � � � � I : � � ! � � � Existing House : � ; �, � � i ` Proposed Master � � � � � t Bath Addition,over � ;, : � �t Existing Siab � � � � � ;� ; t� i F ; �jJ f k � �f � � i � � � . . .. . , ; . .... . . '...,:.- _.......«._,.__. __... . ...._'_ _ _.,........., ..�- f � !� .� . .. .... . . .. .. . , I .. ."'.' ..�.ti..�........._... ..'-. "4 .. . . . . .. . . .... .2u.t 17'-9" 4'-6., J � / Remodei M�k Pro osed Master Bath � � Enia d Bathroam Mcry 5,2C!a Stale� 112° = 1'-0° �J �11PSTPLII Dinne and Thomas Mo r KL ' `°vr.'"�ct`"` 4400 Avondnie Road Goiden Vnfk MRt.55416 BOUNDARY SURVEY FC)R: BLUESTEM CONSTRUCTIC3N LEGAL DESCRIPTION: Lot 16, Block 1, "Kennedy's South Tyrol Hills" Per Certificate of Title Number 1383800 (Hennepin County Parcel No. 30-029-24-42-0016) \,�w ...�.� NOTES• /� � ssa''w`'�j►�?* �s 1. The orientation of this bearing system is based on the / � �,qr i Op Hennepin County Coordinate Grid (NAD 83-96 Adj.). �o�3y� s��9� 2. The total area of the property described hereon is 17,761 FAST A��`�/SQ w � square feet or 0.4077 acres. ,^� ��y,��s � 3. No title work wos pravided in the preparotion of this �` q��RR�, encuembron esf to the property.of any easements or '�'°��,�R�o S� ' �'�' I sr , 4. The diatances shown within parenthesis on this survey �NF��-,'d�'� denote the record measurements as shown on the plat of "Kennedy s South Tyrol Hills" � �� ' CERTIFICATION: �,��;o I I hereby certify thot this survey was prepared by me or under my �A�'�t o . �' dtrect supervtslon and that 1 am a duly Ltcensed Land Surveyor �ry?�'�sT � ° lt j under the laws of the State of Minnesota. ��z � � c, � � Date af survey. April 30, 2014. � ° � Date of signature: May 7, 2014. '-� � -0.9� 1 � �..-�-�""��:� Q�/�0 0�� Brent R Peters �O O�' y�� Minnesota License No. 44123 � � �,v�Q�' � Ot��I s�s �� ? � 3 Q �� 4�ry ,Y � � � � '�� s�s N � r ;'F ..-..� � � ,r� *��,.z,,<Ko, N� -��sr�3,,�iy��t-�.., �� ,,r .� E=Yj � „ � r' .�- ;`''t sr�,C '�s, w � ' � , r' ��,. � � � t ; ; ��'`�„'�'�s�, �,��:: : 0 20 � Na s�r �� O �i� � � f �'� --- 27.8 ___ + � � � �%'•�5,1� � C,q�A� �� +26 • � " .�� . � SCALE IN FEET ' � tt'� � l j �� ! _. � �c�7c7f' o � 0 ,�� -� ��``� � � FOUND IRON MONUMENT i E �� m- . - •��` � � � � .� � O SET DRILL HOLE iN CONCRETE �� ';4 � � ' � y � ��.� r �°�, � h + Q ,;% > � # xF � � / \V / � < < � �� a� ��'� :�� -��. � „_ ,� �, � ~��,. ,- � . h ,��. ` ? � � ! � ar �,"�:� '�r '...,� � .,. � � �.� s ... �.m, t �a� ('J r �.� �,. g I � � A,,� .. � � �, �t. . , � 4a � � `J 6 `y� / ' ' � LEGEND � ` �� `" �. , _ � 0 oco CLEAN OUT Nf�'8¢?� o� �` �' MHQ MANHfl�E �1.�+ '-" � � ,i � CATCH BASIN �. � � � � Ow WELL �� ' "� ��• \ ��, �� AIR CONDITIONER ° 0 GAS METER �s�9� ��Q� � L1GHT +�Q��'I �' ��"�t � UTILITY PQIE yyy��_ � �p � oHw OVERHEpD WIRE � c��r� .��;�� `�� —o 0 0— CHAIN LINK FENCE /` k�� 8��'��y ��r ��,��'f' —a—o—o— WOOD FENCE '1t.�� i —x x—x— WIRE FENCE � s' FLAGSTONE WAlL ��'��Q �?`'� � � C� BITUMINOUS SURFACE �� CONCRETE SURFACE � � FIELD BOOK PAGE FIELDWORK gURVEY FOR: 2609 60 cHiEF: 1229 Tyler Street N�, Suite 100 S�'"- BLUESTEM C4NSTRUCTION `� Minneapolis, Minnesota 55413 DRAWN BY: �(N1�: (612)466-3300 DRAWING NAME: k9f PROPERTY AODRESS: fAX: (612)466-3383 35863.dwg CHECKED 4400 Avondale Road www.��su�tvt-�r.coM ,►06 No. 35863 BY: �gan, field �r Nowak. 111C. ��To �w;ey Ec�. r��.n a�r�ww�uc. �G FILENO. 4764 �RP Golden Valiey, Minnesota 55416 �and $��eyors $��e ,8�z � BDdRII CIF ZU�i'tlitf A1�'I�S�Ai.S �lIiNOTS'� Pd�B 2 Kar�h �.2, 196@ �- l� W�Ot� Art+�t�dale Reo�d 1� � Ilr. L. �. t�ali:c3 '�e p�et�,�ion ia fc�c' t�e x�.�rer ot Sec�t.3.o� 3.t�T - �3) oP 8 �e�►t tio �► �idey�rd �etba�k ai* T �'eert crff L�ua Wset I�P�Y li»e Por an a+ddi.t�ic�n Lo tk�e pr�eaat g�r�ger. , �DY� b,�r Ii�v�r, a�rc�x�ded by 9rro��tg, �ttxariimoue�,y carrie�d ta gt'ant s huildit� psF'�.� t�Lt,h �he talloxf.ng s�i.pzil.atituzs: 1� '3�► ra�ax' t�1 ot Lhe p�ro�^xas�d �aar'�8 �11 rictt� sa�te�r�d it�rtk� L� �ut +�Y�� se�ar �r$1.1 ot t.�e g�re�e�tL garsge o . 2. � �t �3 ot tt� praaposad g�urag�w $h,a�l be� 3 i"est +a� �crrs ta the ��i o�'""�$e �resettL garag+� tace. � 3� T� Wast sids wa�I at t,�be prs�go�ed gara,ge sha11. be 8 feet ar Iess tram e�s��E al,de �]1 c�f' #.h� p�rasent �arage. &. � heig�tt oi' t.he praFoee�d g�`ag�► iti1.1. uolt eucsrr�d t.taa �ghL o�' #.he p�s�ant gwr�ge� 5. 'The pi'orporred �ddition ttr t.��e ,�ag�e rx�.]l b�er cc�lete�]�yr r�o°v+�ared '��` ��'��+8 �� P�� of Lhe grvpo�ed �t��ucture tril.l be sbove� ,gr�ota�d �� camp�.eLed�. A �actioa tor ad,�a�artaee�t xas arit�srt�af.n+�d at 9 x1S p 4�. t�za p� er�tn eaz*e o�t e �