08-26-14 BZA Agenda Board of Zoning Appeals
Regular Meeting
Tuesday, August 26, 2014
7 pm
7800 Golden Valley Road
Council Chambers
I. Approval of Minutes — July 22, 2014 Regular Meeting
II. The Petition(s) are:
116 Ottawa Avenue South
Saw-Mehone Tebedqe, Applicant
Request: Waiver from Section 11.21, Single Family Zoning District, Subd.
12(A)(3) Accessory Structure Side Yard Setback Requirements
• 2 ft. off of the required 5 ft. to a distance of 3 ft. at its closest point to the side
yard (south) property line.
Purpose: To allow for the construction of a detached garage.
Request: Waiver from Section 11.21, Single Family Zoning District, Subd.
12(A)(3) Accessory Structure Side Yard Setback Requirements
• 5 ft. off of the required 5 ft. to a distance of 0 ft. at its closest point to the rear
yard (southwest) property line.
Purpose: To allow for the construction of a detached garage.
1411 Tyrol Trail
Carolyn Berman, Applicant
Request: Waiver from Section 11.21, Single Family Zoning District, Subd.
11(A)(3)(b) Side Yard Setback Requirements
• 6.45 ft. off of the required 12.5 ft. to a distance of 6.05 ft, at its closest point to
the side yard (east) property line.
Purpose: To allow for the construction of a garage addition.
Request: Waiver from Section 11.21, Single Family Zoning District, Subd.
11(A) Front Yard Setback Requirements
• 18.8 ft. off of the required 35 ft. to a distance of 16.20 ft. at its closest point to
the front yard (south) property line.
Purpose: To allow for the construction of a garage addition.
111. Other Business
IV. Adjournment
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Minutes of a Regular Meeting of the
Golden Valley Board of Zoning Appeals
July 22, 2014
A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday,
July 22, 2014, at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota. Chair
Johnson called the meeting to order at 7 pm.
Those present were Members Johnson, Maxwell, Nelson, Perich and Planning Commission
Representative Baker. Also present were City Planner Jason Zimmerman, and
�,,.
Administrative Assistant Lisa Wittman. I'"��
I. Approval of Minutes — May 27, 2014 Regular Meeting
MOVED Maxwell, seconded by Nelson and motion carried unanimously fo approve the
May 27, 2014, minutes as submitted.
II. The Petition(s) are:
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1915 Xerxes Avenue North
Heinen Contractinq, Applicant
Request: Waiver from Section 11.21, Single Family Zoning District, Subd.
11(A)(3)(C) Side Yard Setback Requirements
• 5 ft. off of the required=10 ft. to a distance of 5 ft. at its closest point to the
side yard (south) pro�erty line.
Purpose: To allow for the construction of a new attached garage.
Zimmerman referred to a site plan and explained the applicant's proposal to remove the
existing detached garage, and construct a new garage attached to the home by an
enclosed walkway. He stated that if the applicant was constructing a new detached
garage it could be as close as 5 feet to the side and rear property lines, however, the
proposal is for an attached garage, so the setback requirement from the side yard
property Iine is 10 feet.
Baker noted that the variance application states that one of the problems with the
existing garage;is the shared driveway. He said that this proposal will not solve that
problem. Zim�rlerman stated that the driveway will still be shared.
Perich noted that the existing home is too close to the south property line, and asked if
this property has received variances in the past. Zimmerman stated that no other
variances have been granted in the past for this property.
Johnson asked if there is an existing entrance to the house at the basement level.
David Steadman, Property Owner, explained that there is not currently an entrance to
the house at the basement level, but there will be.
Minutes of the Golden Valley Board of Zoning Appeals
July 22, 2014
Page 2
He said he would like to have an attached garage because it will fit in with the overall
feel of the neighborhood, and it will give him more yard space.
Nelson asked if there is an existing easement for the shared driveway. Steadman said
yes.
Baker asked Steadman if he has talked to his neighbor to the south about this proposal.
Steadman said yes, and they've said they are fine with what he is proposing.
Perich asked Steadman if he considered moving the proposed garage fwrther away
from the south property line. Steadman said yes, he has considered other options, but
moving the garage further north would block the living room window.
Johnson asked Steadman if he considered replacing the garage in the same loc�tion.
Steadman said that is what he would do if his variance request is denied. He added that
he feels his proposal is reasonable, and that a detached garage would be more secure.
Maxwell asked Steadman if he thinks there are any other unique features with his
property other than the shared driveway, and the fact that he doesn't'want to have a
detached garage. Steadman stated that the main eonstraint is the shared driveway. He
stated that he is also trying to line up the proposed new garage with an existing mud
room. He added that the garage he is proposing is consistent with the location of the
neighboring property owner's garage.
Nelson said she thinks there are,several unique features with this property that are not
caused by the homeowner.
Johnson questioned the efevation of the prroposed garage slab and where the new
entrance into the house would �e located. Steadman referred to the building plans and
explained that the garage woufd be slightly elevated, and the new entrance from the
garage into the house wvutd be in the basement. Johnson questioned how this
proposal would increase the amount of yard space. Steadman agreed that he would
have the same amount c�f yard space, but his proposed plan would allow for a wider,
flatter back yard.
Johnson opened the public hearing. Seeing and hearing no one wishing to comment,
Johnson closed the;public hearing.
Nelson said she''is supportive of the applicant's request because the proposed garage
is in the sarne location as the neighbor's garage, and it will be in line with the house
which is already located 5 feet away from the south property line. She added that the
proposal also meets the criteria the Board considers when reviewing variance requests.
Maxwell agreed.
Perich said he agrees the existing garage needs to be replaced, but he thinks the
applicant is creating part the difficulty in this case. He said he thinks the property is
unique, and if the applicant were to move the proposed garage to a conforming
location, there would be no back yard space left.
Minutes of the Golden Valley Board of Zoning Appeals
July 22, 2014
Page 3
Johnson said he feels the opposite way, and that the only thing the applicant is doing is
removing trees, and altering the locality. He said he is still not sure why replacing the
garage in the same location is not a viable option.
Nelson stated that having an attached garage is good for the housing stock, and good
for the neighborhood. She added that she would be less inclined to support this request
if the house wasn't already located 5 feet away from the same property line.
MOVED by Nelson, seconded by Maxwell and motion carried 4 to 1 to approve the
variance request for 5 ft. off of the required 10 ft. to a distance of 5 ft. at�its closestpoint
to the side yard (south) property line to allow for the construction of a new attached
garage. Johnson voted no. '
421 Turners Crossroad
Neil Johnson, Applicant
Request: Waiver from Section 11.21, Single Fami�y Zoning District, Subd.
11(A)(3)(a) Side Yard Setback Requirements
�
• 6.5 ft. off of the required 17.5 ft. to a distance of 11 ft. at its closest point to
the side yard (south) property line,
Purpose: To allow for the construction af a new garage/house addition.
Request: Waiver from Se�tion 11.21, Single Family Zoning District, Subd.
19(B) Paved Area Requirernen#s`
• 3 ft. off of the required 3 ft. to a distance of 0 ft. at its closest point to the side
yard (south) property line.
Purpose; To alfow for the;construction of a driveway.
Zimmerman referred to a site plan and explained the applicant's request to construct a new
two-stall,garage with a second story addition and porch to the rear of the house. He stated
that the proposed project requires a variance from the side yard (south) property line, and a
variance from the paved area requirements. He explained that the typical side yard setback
for thi� property is 1'S feet; however, the proposed new height of the garage/second story will
be 19.75 feet, which increases the required side yard setback in this case to 17.5 feet.
Baker asked how often variances are granted to allow pavement to be installed right up to
the property line. Zimmerman said there has only been a couple since he started.
Baker asked if the City reviews a drainage plan for projects like this one. Zimmerman said
drainage plans are reviewed during the building permit process.
Neil Johnson, Applicant, said he loves his neighbors, and the neighborhood, and wants to
stay, but his existing house is too small. He said his property is unique because of how the
Minutes of the Golden Valley Board of Zoning Appeals
July 22, 2014
Page 4
house sits on the lot. He said he spoke with his neighbors to the south, and they've said they
have no issues with his proposal.
Nelson asked the applicant if he had considered constructing a two-stall garage straight in
line with the front of the house instead of around the back of the house. Mr. Johnson said he
did consider that, but it would have ended up being even closer to the side yard property line
than what he is proposing. He said he was also trying to protect the trees, and keep the curb
cut in the same location.
Johnson opened the public hearing. Seeing and hearing no one wishing to comrn�nt,
Johnson closed the public hearing.
Maxwell stated that the Board is generally favorable in allowing a second;garage stall. In this
case, if the applicant just added an additional stall onto the e�isting garage, it would end up
closer to the property line than what is being proposed, so this seems to be a workable
option. He added that the unique feature of this property is that there is cur�'ently only one
garage stall. He said the new addition will be more fitting witk��in the.character of Golden
Valley. Nelson agreed, and added that the lot is an irreg'ular shape and the location of the
existing house makes it difficult to add another garage stall� She agreed that it will improve
the look of the neighborhood, and that nobody would be affected by the proposal to have the
pavement go right up to the property line. Perich agreed, and said that a garage in back of
the house will look cleaner from the street. Johnson agr�ed; and added that there are other
large houses in the area, so this proposeri additiQn wan't change the character of the locale.
MOVED by Maxwell, seconded by Baker and rnotion carried unanimously to approve
the variance request for 6.5 ft. off of the required 1`7.5 ft. to a distance of 11 ft. at its
closest point to the side yart! (south) property line to allow for the construction of a new
garage/house addition.
MOVED by Nelson, s�conded by Maxwell and motion carried unanimously to approve
the variance request far 3 ft, off of the required 3 ft. to a distance of 0 ft. at its closest
point to the side yard (south) property line to allow for the construction of a driveway.
3250 Quail Avenue North
Kenneth Eckel, Applicant
Request: Waiver from Section 11.21, Single Family Zoning District, Subd.
11(A)(3)(b) Side Yard Setback Requirements
• 6.5 ft. off of the required 12.5 ft. to a distance of 6 ft. at its closest point to the
side yard (east) property line.
Purpose: To allow for the construction of a new garage/house addition.
Zimmerman referred to a site plan, and explained the applicant's request to construct a
third garage stall to the north of the existing tuck-under garage, and an enclosed garage
entrance on the northeast corner of the home.
Minutes of the Golden Valley Board of Zoning Appeals
July 22, 2014
Page 5
Nelson asked if a third garage stall could be built without a variance if the enclosed
garage entrance on the northeast corner wasn't part of the proposal. Zimmerman stated
that a third garage stall could be built without a variance. It is the enclosed area,
wrapping around the back corner of the house that is necessitating the variance.
Maxwell asked if the applicants need a variance pertaining to the size of the garage.
Zimmerman said no.
Ken Eckel, Applicant, said he realizes that he could just add a third garage sta,ll.without
the enclosed area, but then he would have to take out some of the concrete blocks in
the existing garage wall to access the new garage stall, rather than do that he would
like to use the door that already exists on the northeast corner of the house. He added
that the height in the existing garage in 6 feet, 8 inches so anything'taller;than that won't
fit in the garage.
Nelson asked Eckel how long he has owned his home. �ckel said 20 years: '
Johnson asked Eckel to further explain why the access'to the'new garage stall can't be
located in the existing garage. Eckel said he can't envision taking out' concrete block
and installing a beam when there is already a door in the garage that he would like to
use.
Baker asked Eckel if he has spoken with the n�i�hbor to the east. Eckel said yes, and
stated that there will no windows on #hat sid� of the garage, and the neighbor doesn't
use that portion of his yard.
Nelson asked Eckel what is unique abaut the property. Eckel stated that the lot is a
reverse angle corner that has two front yard setback areas. Pat Eckel, homeowner,
stated that an access through the inside of'the garage would be blocked when cars
were parked in the g�rage.
Nelson asked if the proposed new garage stall would be used for storage. Mr. Eckel
said yes.
Baked asked how big,the proposed new garage stall would be. Mr. Eckel stated that the
existing asphalt'area is 1`0 feet wide. He explained that the proposed addition would be
11 feet wide, 28 feet long and 9 feet tall.
Maxwell asked if the existing deck would be removed. Mr. Eckel said yes.
Johnson opened the public hearing. Seeing and hearing no one wishing to comment,
Johnson closed the public hearing.
Johnson stated that the proposed garage addition would only impact one neighbor. He
added that it would be out of site, and would not affect the essential nature of the
locality, or be an eyesore.
Minutes of the Golden Valley Board of Zoning Appeals
July 22, 2014
Page 6
Baker said he doesn't think these circumstances are unique enough to warrant the
extra access space when there is a way to access the proposed new garage through
the interior of the existing garage. Nelson agreed. Perich said he thinks granting this
variance request might set a precedent regarding future garage expansions.
Maxwell said the applicant can build a third garage stall without the need for variances.
He said he understands that cutting a hole in the existing block wall isn't a great
alternative, but there are other alternatives, and he doesn't think the criteria are being
met in this case. He added that if there were no other access options he wauld;,feel
differently. Johnson agreed, and stated that one of the criteria the Board,has to'
consider is if the need for a variance is being caused by the landowner. In this cas�, he
thinks the practical difficulties are being caused by the landowner. ; . `
MOVED by Baker, seconded by Perich and motion carried unanirnously to deny the
applicant's requested variance.
1808 York Avenue North
Darla & Ricardo Pardo, Applicants
Request: Waiver from Section 11.21, Single Family�Zoning District, Subd.
11(A)(1) Front Yard Setback Requirements
• 5.2 ft. off of the required 30 ft. to a:distance ofi 24.8 ft. at its closest point to
the front yard (west) property line.
Purpose: To allow for the construction of an expanded deck and open front
porch
Zimmerman referred tv a survey'of the property, and explained the applicant's proposal
to rebuild and expand an existing open front porch along two sides of their home. The
proposed new porch would be located 24.8 ft. from the front yard property line, rather
than the required 30 ft.
Johnson asked' if the enclosed section with the mud room would be removed. Darla
Pardo, Applicarrt, said yes. Johnson asked if the back entrance access would be
removed. Pardo said there is an overhang over the back door that would remain.
Perich asked how old the house is. Pardo said the house is almost 100 years old.
Nelson asked if the existing deck is located in the front setback area. Zimmerman said
yes, the existing deck is 5.2 feet into the front setback area. He clarified that the
applicant is proposing to extend the deck laterally, along the front of the house, not
further toward to the street.
Johnson asked Pardo if the deck was there when they bought the house. Pardo said
yes.
Minutes of the Golden Valley Board of Zoning Appeals
July 22, 2014
Page 7
Baker asked Pardo how long they have lived in the house. Pardo said they've lived
there 20 years. She added that since the deck needs to be replaced, it would be nice to
have an enclosed area.
Ricardo Pardo, Applicant, stated that they have been thinking about the proposed porch
addition for a long time. He said it will improve the property, it will go with the character
of the house, and adding a porch along the side of the house will make it more usable.
Johnson opened the public hearing. Seeing and hearing no one wishing to cvmment,
Johnson closed the public hearing. '
Nelson stated that there are not many alternatives in this case, and she feels the
criteria for granting variances are being met. Maxwell agreed, and reiterated that the
existing deck is already located in the front yard setback area. He added that he is
generally not in in favor of front yard variance requests, but in this case the deck won't
be in anyone's sight line, and there are several unique circumstances. Baker'agreed,
and said the proposal makes sense architecturally.
MOVED by Nelson, seconded by Maxwell and mation carr��d unanirnously to approve a
variance of 5.2 ft. off of the required 30 ft. to a dist�nce of 24.8 ft. at its closest point to
the front yard (west) property line to allow for the con�tructiort of an expanded deck and
open front porch.
III. Other Business
No other business was discussed.
IV. Adjournment'
The meeting was:adjourned at 8:17 pm.
Andrew Jo�inson, Chair Lisa Wittman, Administrative Assistant
Ct�� C�� ��"
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� Planning Department
763 593 8095/763 593 8109(fax)
Date: August 26, 2014
To: Golden Valley Board of Zoning Appeals
From: Jason Zimmerman, Planning Manager
Subject: 116 Ottawa Avenue South
Saw-Mehone Tebedge, Applicant
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Saw-Mehone Tebedge, owner of the property at 116 Ottawa Avenue South, is seeking variances
from the City Code for the construction of a new detached garage. The project requires a
variance of 2 feet off the required side yard setback of 5 feet to a distance of 3 feet from the side
yard (south) property line and a variance of 5 feet off the required 5 feet to a distance of 0 feet
from the rear yard (southwest) property line. There have been no other variances granted for this
property.
The Applicant has stated that he would like to construct an additional detached garage, 525
square feet in size, because his existing 378 square foot attached garage (approximately 21 feet x
18 feet) is not adequate for the size of his house. The Applicant also has an 8 foot x 12 foot
garden shed (96 square feet of area) located at the rear of his property. City Code allows
properties in the R-1 Zoning District to have 1,000 square feet of accessory structure space. If the
Applicant's variance requests were to be approved, he would have a total of 999 square feet of
accessory structure space.
The proposed garage has been sized to hold two vehicles parked in tandem. In order to maintain
the required 10 feet of separation from the primary structure, the detached garage would need
to be located within 3 feet of the side lot line of the neighboring property and within 0 feet of the
rear lot line which abuts MnDOT right-of-way for Highway 100.
The proposal requires variances from the following sections of City Code:
• Section 11.21, Single Family Zoning District, Subd. 11(A)(3)Accessory Structure Setback
Requirements
The minimum side yard (south) setback for a detached accessory structure 5 feet. The
Applicant is requesting a variance of 2 feet off of the required 5 feet to a distance of 3 feet at
its closest point to the side yard (south) property line.
• Section 11.21, Single Family Zoning District, Subd. 11(A)(3)Accessory Structure Setback
Requirements
The minimum rear yard (southwest) setback for a detached accessory structure is 5 feet. The
Applicant is requesting a variance of 5 feet off of the required 5 feet to a distance of 0 feet at
its closest point to the rear yard (southwest) property line.
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Zoning Code Variance Application
1. Street address: �i 6 C�T7' /�.�,u i� �kl/�_ SoVt�-t� , GOL'D E�J VA��-L�`/� �'11�J S�`�'I,G
2. Applicant Information:
Name: �a�tN9-M�Hc� �� "'��FS��o��
Address: t l � afi`t�W�r �cr. S�t"�1
GoL`1�C� v`4�-�.LE�/ r M� �'�(�
Email Address: S�'✓� �-���dq� � qma.ii . t:.o�n.�
a—
Phone Number: `7°� 3- ��'�� - (0�34- ,
3. Provide a detailed description of the variance(s) being requested:
� R C S��c�T��c-y 12 C`G`t r.t�5'�` � �l/!r R/�n►t.�' r�� 5�� F�o�t � 1�'�►R
P Ro 1'�°�`t�/ �.r� .A-+�i� flr F Ro M `t�l-F� 5 cDc C'Rc��C ti"r�/ L t N� .
_20�t��- `1�,�t'Rtq'C R—�) Sc,c'3 Q�v��i oU i'�-� iSr ccc�sa+�y Ss*r'R�1�'—"�-i��^S�
5�'e.=T"to� �� . 3 .
4. 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
iW� H-�t-�1 E A � ��1�tZ�o M F+aU 5 c= i�v i�rl-� ,A-�J /k-�t'�c t�E� (�3�� S•�-�
Z Gl�'2 G-/ktZ1�G � ,�4-�(Ln��M►/k-�T�`-y 21� X 1 �� � Si�c �"CAcZS
,
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G-l�R-U�nI C�r,i c 1�l�tL nyj . "j1kE C7(�STTI�GG/k12�1-G� 1 5 f�1�T Ar?�C��v1A�t
�� l� �1 S� u F 0 rl c7Z S,OGO 5<S� . �� Plto pp S',c:.�"'D �4'iJDI fi 1 0� 1 g/�
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'4��U�1'�c5 � �����l.�C. �� /"�(J �JC�N�5��/U' a� T�-1� i�Qtvr �Yqy 35a s•��
5. 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. ��c'R.�-��� ��cu�2tM� Fo+z 2�—c,�� c�F ��� w�i�s �-r G�Nr �r�.
f�► 2� Vi�r tZ1/�1-IJ C� Fi2o M �� ,f D� �I�C�P(�-2T`r L i�J t t S NCC�SS.�iZy I 1�1
a2��'R rv t�ve 'D����-:T !a-Gc..�ss �2 � cak+2 w/v m�c t2�sl< oF t� i r�r►n�G
"�'f-t'C CO�N� C')F T7`�C �f�t1.�SC. S� (/�-i�GE A'T 'I-N E. C�'7�r R-' /�C.C-G�W S /a►
��-1}� i�EM 1�A-fL�t N G F�2 Twv cc_�t2S l�a Ara�o^R o NA�c. �s�A-tz neN `3�v�t�-G.E,
What is unique about your property and how do you feel that it necessitates a variance?
`�1�'t$ (-f v�S� W AS tJES 1G N�1� I N I°�c�(� �VA t S L.��2C�E. 1 T (�`�S �3 iG F 12o N�
�r1�1� i3,�tfc �/A-IL i�5 L'�N T1-Fc /�OtZ"1"N S i��. � -�ie Sc�.�cTN s f�E t-f�S L 1 M�r�
�i�'2-i) I31�T 'T'�-It [.d c�D�17 N I S ( �7�t.- F�b Q GA'(Z�GE /a-C�C.�SS f f3( �-�`f'�.
Explain how the need for a variance is based on circumstances that are not a result of a
landowner action.
i�� �bit G lyF'r '"t"E�-c �U SL t IU i � $�S �4`N � l-�V� 1.�o'T �t-'t'�R-�fl •fii-f t
13U�c-�1 N G. � �"'R� r�N �1 o2E �r�}2� S p� �n� 'T�� S�'�i
�i t�E, ,A V/4R t r�-n�c� w cn+c,-a I+x4 v� n�oT r3c�� c2��?�t r�2�--� .
Explain how, if granted, the proposed variance will not alter the essential character of your
neighborhood and Golden Valley as a whole.
MoS°'f Iri't��t c S i� a t�2 �E 1 G!{F3a R 1��7 F�U E �r L�-F5��rz.y �'�Ri�1 c�TLt 1�S ,
0�
`TI.t9t� N�'t Cs�-4 t3�RS `Tb 'T�'� NC7 2'Tl�fi O u R PIZv PC-l2T`/ 1--�-�uE � GA-(L G/�k-f2/�-Ge S,
/�fir�►c�f� a,�rD "�TAct+c-� . ^rwv rvE��-c��iv2s � fii+� �s�r 1-M-A�vC 3 c�,A2
�a Na 5 �%�r�L G�/ar G�S �r�ct�� .A n,� ��'t'JF ct-i-�-v �4 c-S v ,
6. 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.
(,U E �,A-N 3 u��� f�-rr�1 c N�—� o rz -i�� �na c c-I�j �-A�A��-t � � rtz-� �`2 o N°r
ty 12 E3/A+r�le yt'�-�R� C,� `t'H-� �.X�ST t+�S�G +3 U t�U t IJ 6 . (-Fo W E11�TL `fi��sc
�t��o n�s �t-�� �a°-r fi�-��Q o P 21�-� �.-�►t� A-���A-L� �G.
7. 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.
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 planning@�oldenvallevmn.�ov. You may submit additional photographs as needed.
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 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.
Signature of pplicant
� , �
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
X $200 Application Fee Attached (for Single Family Residential)
$300 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 eoard of Zoning Appeals at your public hearing. You are advised to
personally contact your neighbors and explain your project to them prior to the public hearing.
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Planning Departrnent
763 593 8095/763 593 8109(fax)
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Date: August 26, 2014
To: Golden Valley Board of Zoning Appeals
From: Jason Zimmerman, Planning Manager
Subject: 1411 Tyrol Trail
Carolyn Berman, Applicant
�,���r��������MI�I!� � ��p��lllbl��" '�,uti�a�r,a�a`..��„a..,a�:...... �: ��,:��� ��x :;� ����YIIPII� �1pll nlhdl'�h��.�-;;,. ` -:-:
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Carolyn Berman, owner of the property at 1411 Tyrol Trail, is seeking variances from the City
Code for the construction of a new attached garage. The project requires a variance of 6.45 feet
off the required side yard setback of 12.5 feet to a distance of 6.05 feet from the side yard (east)
property line and a variance of 18.8 feet off the required 35 feet to a distance of 16.2 feet from
the front yard (south) property fine. Variances were granted for this property in 2004 to allow for
an addition to the home. Minutes from that meeting are attached.
The Applicant is proposing to construct a garage addition with deck space above. The property
currently has a one-stall tuck-under garage that is 11 feet x 17 feet in size. The proposed new
addition would increase the size of the garage to approximately 24 feet x 32 feet.
The proposal requires variances from the following sections of City Code:
• Section 11.21, Single Family Zoning District, Subd. 11(A)(3) (b) Side Yard Setback
Requirements
The minimum side yard (east) setback for this property is 12.5 feet. The Applicant is
requesting a variance of 6.45 feet off of the required 12.5 feet to a distance of 6.05 feet at its
closest point to the side yard (east) property line.
• Section 11.21, Single Family Zoning District, Subd. 11(A)(1) Front Yard Setback
Requirements
The minimum front yard (south) setback requirement is 35 feet. The Applicant is requesting a
variance of 18.8 feet off of the required 35 feet to a distance of 16.2 feet at its closest point
to the front yard (south) property line.
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�ity of
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Zoning Code Variance Application
1. Street address: 1411 Tyrol Trail
2. Applicant Information:
Name: Carolyn Berman
Address: 1411 Tyro( Trail,
Golden Valley, MN
55416
Email Address: carolynC�jolton.com
Phone Number: 763 374 3493 (home)
612 581 4966 (celt)
3. Provide a detailed description of the variance(s) being requested:
We are requesting a variance to increase our garage from a (1) car garage to a
(2) car garage. This will require a variance for our side set back, from 12'-6" to
6'-0" and a variance to one of our front setbacks (corner lot) from 35'-0" to
16'-2".
4. Provide a detailed description of need for a variance from the Zonin� Code, including:
• Description of building(s)
• Description of proposed addition(s)
• Description of proposed alteration(s) to property
Our house is a 2 story traditional brick and wood home with a one car tuck-under
�arage, built in 1939. The garage is smalt (11' x 17'). We are proposing increasing the
width and depth to accommodate a second car. Our van does not fit in the current
depth. The existing garage space and the room above expand towards the street. The
roof of the new, second garage space will be a wood deck, close to the existing
grade. This will minimize the visual impact of the garage. The design of the fa�ade
will be very similar to the existing. Refer to the proposed images. We are atso
planning on an enhanced landscaped area at the corner of the driveway. Refer to the
Landscape Plan.
5. Minnesota State Statute 462.357 requires that a property exhibit "practical difficulties" ,
in order for a variance to be considered. Practical Difficulties:
• resutt 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 atter the essential character of the locality.
To demonstrate how your request will comply with Minnesota State Statute 462.357,
please respond to the fotlowing questions:
Explain the need for your variance request and how it will result in a reasonable use of
the property.
We feet it is a reasonable use to have a two-car garage in our neighborhood. The
current Golden Valley Zoning Ordinance requires a minimum of a two car garage for
new homes. Most of the homes in our neighborhood have at teast a two-car garage.
What is unique about your property and how do you feel that it necessitates a variance?
We are on a corner lot and therefore have two front setbacks of 35' each. We are
one of the few remaining houses in the neighborhood with only a one car garage. We
have a smaller lot and based on how the house is situated on the site, we do not
have any other ptace for the garage.
Explain how the need for a variance is based on circumstances that are not a result of a
landowner action.
The original house was designed with a one car garage.
Explain how, if granted, the proposed variance will not alter the essential character of
your neighborhood and Golden Vatley as a whole.
The design of the addition will match our existing house, maintaining the character
of the homes in our neighborhood built as part of the original development. We feel
the character of the neighborhood will be enhanced with our landscaping, outdoor
deck and the ability to park our cars inside.
6. 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.
It is not possibte to add a second garage space without a variance to the Zoning
Code.
7. 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 Valtey's survey requirements is available upon request. Please note that this
application is considered incomplete without the submittal 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 plannin�C�'goldenvalleYmn.�,ov You may submit additional
photographs as needed.
To the best of my knowledge the statements found in this application are true and
correct. I atso understand that untess construction of the action appticable to this
variance request, if granted, is not taken within one year, the variance expires.
I 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 regu(ations.
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.
Signatur of Applicant
If the applicant is not the owner of all property involved in this application, please
name the owner of this property:
Carotyn Berman
Print Name of owner Signature of owner
V $200 Application Fee Attached (for Single Famity Residential)
$300 Application Fee Attached (for all other Zoning Districts)
Please note: The City of Go(den �alley witl send notice of your variance request to a(t
adjoining property owners as wel( as owners of properties directly ocross streets or
al(eys. Your neighbors have the right to address the Board of Zoning Appeals at your
pubtic hearing. You ore advised to personal(y contcrct your neighbors and explcrin your
project to them prior to the public hearing.
Minutes of a Regular Meeting of the
Golden Valley Board of Zoning Appeals
, August 24, 2004
A regular meeting of the Golden V ley Board of Zoning Appeals was held on Tuesday,
t 24, 200�4 in the Councii Ch mbers, 7800 Golden Valle Road, Golden Valley,
Minneso Chair Cera called the eeting to order a .�
Those present we hair Cera, emb uff, McCarty and Sell and Planning
Commission Represen ' Ke . Also present were Planning Intern Adam Fulton
and Recording Secretary L', an.
I. Approval linutes —J ly 27, 200
MOVE y Keysser, seconded y Sell and motion carried unanimously to approve the
mi es from July 27, 2004 as s bmitted.
II. The Petitions are:
1411 Tyrol Trail, 55416 (04-8-17}
Carolvn Be�man, Applicant
Request: Waiver from Section 11.21, Subd. 10(A)(2) Rear Yard Setbacks
� • 9.9 ft. off the required 24.03 ft. to a distance of 14.13 ft. at its
closest point to the rear (north) yard property line.
Purpose: To allow for the construction of an addition to the home.
Request: Waiver from Section 11.21, Subd. 10(A)(1) Fron#Yard Setbacks
• 7.41 ft. off the required 35 ft. to a distance of 27.59 ft. at its
closest point to the front yard property line along Alpine Pass.
Purpose: To allow for the construction of an addition to the home.
Request: Waiver from Section 11.21, Subd. 11(A)(3) Accessory Structure
Setbacks
• 5 ft. off the required 5 ft. to a distance of 0 ft. at its closest point to
the side (east) yard property line.
Purpose: To allow for the accessory shed to be moved to the property line
rather than having the shed encroaching on the neighboring
property.
' Fulton stated that the applicant is proposing to build an addition to the rear of the house
and is requesting variances from the front and rear yard setback requirements. He ,
explained that when a survey was done for this property it was discovered that the
applicanYs shed encroaches on the neighboring property so the applicant is also
Minutes of the Board of Zoning Appeals
August 24, 2004
Page 2
, requesting a variance from the accessory building requirements in order to have the shed
be located right on the property line. Fulton stated that that the addition includes
expanding the dining room and kitchen and also addresses a safety hazard with the
stairs being located right at the entrance. Fulton stated that the applicant has stated that
the hardship in regard to the shed is that they would like to retain several spruce trees
that are fairly large in size. He added that the house was built in 1939 not 1952 as the
property file stated.
Keysser asked for clarification on where the shed is currently located and where they are
proposing to locate it. Fulton referred to the survey and showed the part of the shed that
is located on the neighboring property. He explained that they would move the shed
completely on to their own property, but that it would be right on the property line.
Carolyn Berman, applicant, stated that they've got an irregular shaped lot with finro front
yards. She said she never realized that the shed was over the property line until the
survey was done. She explained that in order for the shed to be 5 feet away from the
property line as required, they would not have 10 feet between their house and the shed,
which is also required. She explained that their existing tuck under garage is only 11 feet
by 17 feet so the shed, in her opinion, is a necessity because they can't store cars and
tools and everything they need in their small garage. She stated that the current stairs
leading to the basement are right at the back door and #hat it is a really hazardous
, situation because people could fall down the steps and that is also the area where the
refrigerator door and oven door open.
Cera asked the applicant if they had investigated different options for the location of the
addition. Berman said yes, and that at one point the proposed addition was larger but the
stair location is determined by the load bearing walls so moving the addition wouldn't
accomplish anything. She added that the shed will not look like it is on the property line
because, new streets have been put in since the survey was done and now there is even
more grassy area.
McCarty asked if the shed could somehow be attached to the house. Keysser clarified
that accessory structures can't be attached to principal structures and that there must be
10 feet between the two structures.
Sell suggested to the applicant that she try to make the shed fit in better with the style of
the house. She agreed that she would like the shed to look nicer.
Cera asked the applicant if she thought about adding another garage stall on to the
existing garage. Berman said they thought about that but it would be cost prohibitive
because they would almost be underground and it would still require a variance.
Cera opened the public hearing. Seeing and hearing no one, Cera closed the public
, hearing.
Sell stated that the proposed addition is a reasonable request and it would be a big
improvement to the area. He suggested to the applicant that the shed be moved at least
one foot away from the property line for maintenance purposes.
Minutes of the Board of Zoning Appeals
August 24, 2004
Page 3
, Cera stated that he is uncomfortable allowing variances into front yard setbacks but
because of the elevation changes on this property the proposal seems reasonable for
where the addition is going to be. He also recommended that the shed be moved to be at
least one foot away from the property line.
MOVED by Keysser, seconded by McCarty and motion carried unanimously to approve
the following variance requests:
• 9.9 ft. off the required 24.03 ft. to a distance of 14.13 ft. at its closest point to the rear
(north) yard property line to allow for the construction of an addition to the home.
• 7.41 ft. ofF the required 35 ft. to a distance of 27.59 ft. at its closest point to the front
yard property line along Alpine Pass to allow for the construction of an addition to the
home.
• 5 ft. off the required 5 ft. to a distance of 0 ft. at its closest point to the side (east) yard
property line to allow for the shed to be moved to the property line rather than having
the shed encroaching on the neighboring property.
049 Kyle Avenue North, 5 22 (04-08-18)
nt & Karen Nelson A 1 ants
' Requ t: Waiver from Se tion 11.21, Subd. 10 (A)(1), Front Yard Setbacks
• 25.38 ft. off t e required 35 ft. to a distanc . 2 ft. at its
, closest point o the front property line g Kyle Avenue North.
Purpose: � allow for t e construction �an addition to the�home�. � �
�
Fulton stated that the applica�r curr 'ntly h , a single stall, tuck under garage and
that they are requesting a varian f m , � front yard setback requirements in order to
build a two stall garage with living '-�above. He added that if the proposed garage
addition were built to the south, it ci� also require a variance.
i'
Cera asked the applicant t . iscuss �e h ship in regard to the lot.
s
'I
Brent Nelson, applic , stated that t e main h ship is that the house is not handicap
accessible for thei , on. He explaine that based the elevation of the house to the
street his son c , t wheel up the incl e and that is they would like to come out
toward the fr t with this proposed a dition. He stated t they are also proposing to
install an vatar in the proposed a ition so his son can t to the secand floor which
is the m n living space in the house He said that another ha ship is having a single
car g ge and that because they dr e larger vehicles to accommodate their son, their
, car on't fit in the current garage. referred to a picture of their house, explained
ere the new addition would be loc ted and stated that many times the only way to
get their son into the house is to pigg back him on their backs.
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