09-23-14 BZA Agenda Board of Zoning Appeals
Regular Meeting
Tuesday, September 23, 2014
7 pm
7800 Golden Valley Road
Council Chambers
I. Approval of Minutes —August 26, 2014 Regular Meeting
II. The Petition(s) are:
116 Ottawa Avenue South
Saw-Mehone Tebedae, Applicant (Continued Item)
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 (south) 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)(1) Front Yard Setback Requirements
• 18.8 ft. off of the required 35 ft. to a distance of 16.2 ft. at its closest point to
the front yard (east) property line.
Purpose: To allow for the construction of a garage addition.
407 Turners Crossroad
James and Joan Peters, Applicants
Request: Waiver from Section 11.21, Single Family Zoning District, Subd.
11(A)(1) Front Yard Setback Requirements
• 4 ft. off of the required 35 ft. to a distance of 31 ft. at its closest point to the
front yard (north) property line.
Purpose: To allow for the construction of a sun porch addition.
3114 Lee Avenue North
Adam Hockert and Jennifer Schraut, Applicants
Request: Waiver from Section 11.21, Single Family Zoning District, Subd.
11(A)(3)(b) Side Yard Setback Requirements
• 9.73 ft. off of the required 12.5 ft. to a distance of 2.77 ft. at its closest point to
the side yard (south) property line.
Purpose: To allow for the construction of a garage and house addition.
Request: Waiver from Section 11.21, Single Family Zoning District, Subd.
11(A)(1) FrontYard Setback Requirements
• 9.66 ft. off of the required 35 ft. to a distance of 25.34 ft. at its closest point to
the front yard (west) property line.
Purpose: To allow for the construction of a garage and house addition.
III. Other Business
IV. Adjournment
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Minutes of a Regular Meeting of the
Golden Valley Board of Zoning Appeals
August 26, 2014
A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday,
August 26, 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 Pl��t��ing Gc?mmission
Representative Blum. Also present were Planning Manager Jason Zimrn�rman, and-
Administrative Assistant Lisa Wittman.
I. Approval of Minutes — July 22, 2014 Regular Meeting
MOVED by Nelson, seconded by Perich and motion carried unanimously to approve the
July 22, 2014, minutes as submitted.
II. The Petition(s) are:
�.
116 Ottawa Avenue South
Saw-Mehone Tebedqe, Applican� ��i�, `��� �
Request: Waiver from Sectian 17.21�,��Singl�`Family Zoning District, Subd.
12(A)(3) Accessory Structure Side Yar,ci Setback Requirements
• 2 ft. off of the requiretl 5 ft. tq a distance of 3 ft. at its closest point to the side
yard (south) prQpgrty line.
�t,
Purpose: To allow for the construction of a detached garage.
Request�:Waive� from Section 11.21, Single Family Zoning District, Subd.
, :
12(A)(3) Acc�ssory 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 (so,uthwest) property line.
'FPurpose�To allow for the construction of a detached garage.
�E., ��;
Zimmerman�r`eferred to a survey of the property and explained the applicant's proposal
to construct a new detached garage in the south corner of the property. The proposed
garage would be 525 square feet in size and would be located 3 ft. from the side yard
property line and 0 ft. from the rear yard property line. He stated that the total amount of
accessory structure space on this property would be 999 square feet and that the
Single Family R-1 Zoning District allows 1,000 square feet of accessory structure
space.
Minutes of the Golden Valley Board of Zoning Appeais
August 26, 2014
Page 2
Johnson said he understands that the applicant has told staff he would like to revise his
plans. Zimmerman said yes, and stated that the applicant would now like to propose a
garage addition to the front of his existing attached garage, similar to the next item on
the agenda.
Johnson asked the applicant if he is still interested in pursuing the variances he has
requested. Saw-Mehone Tebedge, Applicant, said he would like to pursue the
variances as he requested them, only if his other option is not acceptable. �#ie�r�iterated
that he would like to do the exact same garage addition that is being pro�osed in the
next item on the agenda. Zimmerman suggested the Board change the order of the ,
agenda and discuss the next item before this request. The Board a�reed to come back
to this item. �
�� �; ��°
f;
1411 Tyrol Trail �
Carolvn Berman, Applicant `�� � ��� � ''�
F
Request: Waiver from Section 11.21, Sinc�le Family Zoning District, Subd.
11(A)(3)(b) Side Yard Setback Requirements
• 6.45 ft. off of the required 12,5 ft: to a c�istance 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 Sec�ibn�"�'1.21, Single Family Zoning District, Subd.
11(A) Front Yard Se#back;,�equ�irements
,
F'
• 18.8 ft. off,�,f the r�qui'red 35 ft. to a distance of 16.2 ft. at its closest point to
the front ya���������(south)'property line.
Purpose: To allow for the construction of a garage addition.
Zimmerman;referred to� site plan of the property and explained the applicant's request to
construct �a�ar�ge add�i'�i�bn with deck space above. He stated that the applicant currently
ha�ra smal��,��Qne-�tall tuck-under garage and that the proposed new garage would be 6.05
ft. frorn the sid�Pyard property line, and 16.2 ft. from the front yard property line.
�I�;r �:���
Perich ask�:cl if the applicant is proposing to build on top of the proposed 8 ft. extension
toward the front. Zimmerman said yes.
Blum asked Zimmerman if he has heard from the next door neighbor regarding this
proposal. Carolyn Berman, Applicant, handed out letters of support from four of her
neighbors. She stated that the existing garage is original to the home which was built in
1939. She said there really isn't anywhere else to expand on this property. She stated that
in this neighborhood there isn't a strong, definite visual line where the houses line up with
each other, so what she is proposing will have less of an impact, and will fit with the
Minutes of the Golden Valley Board of Zoning Appeals
August 26, 2014
Page 3
character of the neighborhood. She stated that the original house is 23 ft. from the front
property line and because of the proposed projection of the garage addition, the before
and after will look very similar.
Nelson asked Berman if she had considered other options. Berman stated that with the
way the house is situated on this corner lot, what she is proposing is really her only choice.
Maxwell stated that the unique features of this property are the size, the fa�jt�at.it is a
corner lot, and that there is currently only one garage stall. He asked if tt�ere are at�,y other
unique features. Nelson added that the existing home is already located m,the frorr'���
�;,
setback area. ; ���� ���
Johnson opened the public hearing.
Jim Ladner, 1414 Tyrol Trail South, stated that the street.curves quite a bit, and the
houses are not in one continuous line, but are staggered. Me�stated that two-stall garages
are common and that this is one of the only homes ir� tl��aarea wi��d�t a two-stall garage.
He said it would be great to see the cars go in the garage,`'�ather th�n on the driveway. He
added that there are other garages in the area located much closer to the property lines
than what the applicant is proposing, so wl�at is being,proposed will be consistent with
other properties. He urged the Board to �irant the;requested variances.
I(F
Seeing and hearing no one else wishin� to cor,nment; Johnson closed the public hearing.
r
Berman referred to a plan of the� pri�pos���garage��addition and stated that one of the
reasons for coming forward,wi��t �he addition is that she needs to be able to walk in front of
a car in order to get into th� door, �nd there will need to be room to maneuver.
'I
Nelson asked about tY�e,City's regulations regarding cars parked outside of a garage.
Zimmerman stated th��t��th�er�.is r��;Iimit to the number of cars a person can have, but that
they are required to be parked on.a paved surface.
Nelson sta��cl�that tf�`�,�oard tries to allow for two-stall garages when possible. She said
the issu�� in this cas�:��re being caused by the fact that this is a corner lot. She said she
would be�i`n favor[�pf granting the requested variances because it is in harmony with the
intent of the'�ity's ordinances, it is consistent with the Comprehensive Plan and the
neigh�k�c�rs are i�,favor of it. She added that the unique circumstance in this case is where
the houst�,was��riginally placed on the lot. Perich agreed that the proposal is reasonable.
Johnson questioned what the dimensions of the portion above the proposed garage would
be if it were built as living space, rather than deck space. Berman said she would not build
living space above the entire proposed garage space because it would block the bedroom
windows. Maxwell noted that if the space above the garage was entirely living space, the
increased setback and articulation requirements would probably apply and additional
variances would be needed.
Minutes of the Golden Valley Board of Zoning Appeals
August 26, 2014
Page 4
Blum stated that the City hears a lot about maintaining the character of a neighborhood,
and is it pretty clear that most homes have a two-stall garage. He added that the property
would be more conforming with a two-stall garage.
MOVED by Maxwell, seconded by Perich and motion carried unanimously to approve the
following variances:
• 6.45 ft. off of the required 12.5 ft. to a distance of 6.05 ft. at its close$t�point to the
side yard (east) property line to allow for the construction of a garage`additio�.
• 18.8 ft. off of the required 35 ft. to a distance of 16.2 ft. at its clesest point to the'
front yard (south) property line to allow for the construction;of a gar�ge add�t�on�.
, ;�° ��x
��.; ,ri�
The Board continued its discussion of the variance requ�sts for 116 Ottawa Avenue
South.
;, .��.
Tebedge, Applicant, said the variances he is requesting would allow for a garage to be
constructed in his back yard in order to store his collector cars,, however, a garage in that
location affects his property more than anyN�Qth�:r:praperty in tl�e neighborhood. He
discussed the grade of his property andd��a`ted th�t his°oric�i�ial plan was to extend the
garage forward closer to the front yar�{prc�pert�:lir�e;.b�t that would require a larger
variance. He stated that the house u�as�builf in 1946. It has four bedrooms and three
bathrooms with only an 18 ft. x 21 ;ft. two-stall g�t-age without much room for storage, and
that for a house this big, the existing garage is nat`'adequate. He noted that he could build
a detached garage in other Iocations, but they don't make sense.
Nelson asked how close the ��a�'s�ih��g house is to the front property line. Tebedge said the
house is 35 ft. from the;front prriperty line and that he would like to change his variance
request in order to build �n additia�,,just like the previous proposal.
,i�,� �
Nelson asked Tebed�e pif'he could build a garage in the back yard (northwest corner).
Tebedge s�i��,y,��� b�lt,then he would have a long driveway, and he might go over the
amount €�#impe_rvious surface he is allowed to have. Maxwell asked how often the
"milestone" ears �re taken out of the garage. Tebedge said they are not taken out at all.
Ma��cyVell noted��that the applicant could build a garage without a driveway. Tebedge said he
could�i�l�o build a detached garage in the front yard, but that would look terrible, and it is
not what�;he�����nts to do. He reiterated that he wants to add on to the front of his existing
garage. ��
Johnson asked Tebedge if he would like the Board to vote on the variance requests he
submitted, or if he would like to pursue variances for a different proposal. Tebege stated
that if he can't do the garage addition toward the front, then he would have to come back
to the Board with his original request, but ultimately he would like to ask for the front yard
variances.
Minutes of the Golden Valley Board of Zoning Appeals
August 26, 2014
Page 5
Maxwell suggested the Board discuss the proposal that the applicant really wants to
pursue. Zimmerman noted that the Board can discuss the applicant's new proposal;
however hearing notices mailed to the neighboring property owners were for the proposal
as shown on the agenda with the garage in the back yard. Perich agreed that the Board
should discuss the proposal that is before them.
Nelson asked Tebege if he could store his cars in another location. Tebege stated that it
costs a lot of money to store cars elsewhere.
a _
s
?�}�3"
Nelson said the Board is sensitive about granting front yard variances. 9"�� added�tC�at
two-stall garages are very typical in Golden Valley even with larger;:homes:�i�;�bege stated
that there are many houses in his neighborhood that have three,�stall garages'' ,
�:
Maxwell encouraged Tebege to think about any unique circumstances with his'property in
order to justify the variance requests. Johnson added that he doesn't want to imply that
the Board will like another proposal better than this one. Maxwell suggested this item be
tabled rather than withdrawn.
MOVED by Maxwell, seconded by Perich and motion carried unanimously to table this
proposal to the September Board of Zonin�����peafs=meetin�;�`
�
�,E���
III. Other Business '�'�
�i, �
��I �
No other business was discussed. "
� `
IV. Adjournment � ' �
:�r
The meeting was adjourned at ��"�`0 pm. "
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Andrevv Johnson, Chair Lisa Wittman, Administrative Assistant
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�' ., �`. Planning Department
763-593-8095/763-593-8109{fax)
m��N���, .�.���.�'°�Yi�9�.�=�.. �'°��'.�1�rir"' . ��y�i�n� �.,."i�U�9�(��Ikl hi'r�:; �I�yk�a,�t�. ...-; r,�tflmiig���- . : �,��I�idimww.n--�',.'���fiflmm�:�� _..'�I`�i tr�"�I��;.- .. :��'
Date: September 23, 2014
To: Golden Valley Board of Zoning Appeals
From: Jason Zimmerman, Planning Manager
Subject: 116 Ottawa Avenue South (Continued Item)
Saw-Mehone Tebedge, Applicant
� __ �� ��� � . ���. � _
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 attached garage. This is a continuation of the
August 26 meeting at which the Applicant decided to withdraw his initial plan for a detached
garage at the rear of his property and return with plans for an attached garage at the front of his
property.
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 (south) property line and a variance of 18.8 feet off the
required 35 feet to a distance of 16.20 feet from the front yard (east) property line. There have
been no other variances granted for this property.
The Applicant has stated that he would like to construct an additional 437 square feet of garage
space (approximately 23 feet x 19 feet) as an attached structure at the front of his existing 378
square foot attached garage (approximately 21 feet x 18 feet) because it 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 911 square feet of accessory structure space.
The proposed garage has been sized to hold two vehicles. The motivation for this additional
garage space is an effort to provide enclosed storage for various collector automobiles that
currently sit outside year round.
A detached structure could be constructed in the rear yard by right, but would block the
Applicant's view from his house. Alternatively, it could be constructed in the front yard between
the main wing of the house and the street.
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 (south) setback is 12.5feet. 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 (south) property line.
• Section 11.21, Single Family Zoning District, Subd. 11(A) Front Yard Setback Requirements
The minimum front yard (east) setback 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 (east) property line.
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Date: September 23, 2014
To: Golden Valley Board of Zoning Appeals
From: Jason Zimmerman, Planning Manager
Subject: 407 Turners Crossroad North
James and Joan Peters, Applicants
. . �. . :.� _ ��:_ _
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James and Joan Peters, owners of the property at 407 Turners Crossroad, are seeking a variance
from the City Code for the construction of a new glass porch addition to their home. The project
requires a variance of 4 feet off the required front yard setback of 35 feet to a distance of 31 feet
from the north property line. A variance for this property was approved in 2003 which made legal
the existing garage which is located 7.5 feet from the property line along Woodstock Avenue.
The addition the Applicants would like to construct is located behind and further from the street
than the existing garage, but as it is within 35 feet of the property line, a variance is needed.
Because the subject property is a corner lot, it has two front yards and the buildable area is
restricted by two front yard setbacks of 35 feet each.
The proposed addition would replace a brick patio and pergola that currently extends from the
breezeway connecting the house and garage. The Applicants have stated that as they intend to
construct a sun porch, there are limited number of locations on the property where access to the
addition works with the internal layout of the home while still receiving direct sunlight. They did
not construct the existing garage in its current location and do not believe the addition will alter
the character of the neighborhood.
The proposal requires a variance from the following section of City Code:
• Section 11.21, Single Family Zoning District, Subd. 11(A)(1) Front Yard Setback
Requirements
The minimum front yard (north) setback for this property is 35 feet. The Applicant is
requesting a variance of 4 feet off of the required 35 feet to a distance of 31 feet at its closest
point to the front yard (north) property line.
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city of
olden
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va e
Zoning Code Variance Application
1. Street address: I` �.LK.�UF�S ����S !Y�
�
2. Applicant Information�
Name: �T�'�i����-`a..J�f�v �'!�
Address: `�6.�fY �G� ��o� �
C-�,�o�� ���..�� ��1� ���-
Email Address: � k=��� �� ��-��� °
Phone Number: I Cc2:J— ��'^f'�d1�T":..��
3. Provide a detailed description of the variance(s) being requested:
���"�n�r�C���v��� 7��� �l� ��TQ �xis�
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
� ���.�- l �1��G�1
�G�--I�TI IS� ���� LU l`T�' ��Z.�I,�rJ�( �QU:.�-1.-�
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 wil) 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 /Vc��/� �/�i �1�� �� �/�-"�l� ��(„�o ,�����'S
�
�� l,t.� -��- �1 I.l� � �su���P..�H�-
What is unique about your property and how do you feel that it necessitates a variance?
� � �o�� � , �E�� �����
`�� u-� � ����
Explain how the need for a variance is based on circumstances that are not a result of a
landowner action. (� � `� /
��J � �T C��--�-��c ���c..t�--��� 1�2 l��
Explain how, if granted,the proposed variance will not alter the essential character of your
neighborhood and Golden Valley as a whole.
�rFYY�.��....'� �— C�t 1...���� �o� c��
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.
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 lar�r�i���golder�vall��mn.�;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 insped t e area affected by this request.
, �Z
Sig atur of Applicant
�
If the applicant is not the owner of all property involved in this application, please name the
owner of this property:
�- �
���---�1�� J���� �
Print Name of owner Sig atur of owner
� $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 Board of Zoning Appeals at your public hearing. You are advised to
personally contact your neighbors and explain your project to rhem prior to the public hearing.
Established in 1962
LOT SURVEYS CO�CPANY, INC. FBOI�CE N0. 937443944
LAND SURVEYORS SCALE: � �� = so�
REGISTERED UNDER T�iE LAWS OF STATE OF MINNESOTA O Denotes Iron Monument
7601 73rd Avenue North (763) 580-3093 p Denotes Wood Hub Set
Fax No. 560-3522 for excavation only
Minneapolis, Minnesota 55428
� �urvP�.ars (�rr�if irtttp
` r
Property located in Section �
33, Townahip 118, Rnnge 21 �-
Hennepin County, Minneaota �
Proposed Lot Split � �
Note: Dearing Datum Assumed � �'
GREG NEWTSON � �-=�
AvENUE
W
CJO�ST�CK
203.1� Q
._-----� ..,.,_. �
.
--
-Rj1'UMINOUS CURB �QO.00
_ _�---_-_-- - - N 82°11'49' O
_.� 3 F-+-�1
103.10 ;s o 0
� � 22.86 � V 1
' '� r�
� �U �Ri� ���� ,� 0 GRAVEL V 1
�`� "�' ? �', � � Z DRIvE O
� v a ��.� 1�'� �' ,:3.t West __, — _ � • � N
0 W � �t'-i 3.5 7.0 � �`I��
t(� �� 'F �x �? � � 11,�� � `./
�� � d
� � .piMNp
.�Z ��`, .. .. FLAC'.
� �� '��'� e.a zo.e5 88.5 POL6
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FXISTMJf= I'iSli. NU. 'tO f � �
�
,� s�o 1-S-BRICK m �
14,fi � A C .''` � N `° 27.5 35.0 �
� 15.5 � 7.0 ,s.o W PARC�EL 8
���,� � I
Q ,��, � 11.0 BUILDING I O T/'1
� 33.0 op o SETBAC V 1
� N o LINE � �
o � N _ r,
Q ~ W
0
�i `' � PROPOSED z �
� PROPERTY n
LINE N ry
Fil
127.60 73.50 �
WEST 201.10 � F''
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EXISTING LEGAL DESCRIPTION: �
Lot 1, Block 2, SKELLY' S ADDITION, Hennepin County, Minnesota,
( Area — 24,192 sq. feet, 0.55538 acres)
PARCEL A — (Area — 13,826 sq. feet, 0.317 acres)
That port of Lot 1, Block 2, SKELLY' S ADDITION, according to the recorded plat thereof situate in Hennepin
County, Minnesota lying west and South of the following described line. Commencing at the Northeast Corner
of said Lot 1; thence S82°1 1' 49"W along the North line of said lot 100.00 feet to the point of beginning of
the line to be described; thence SO°03' 30"E parallel to the East line of said Lot 1 a distonce of 32.80 feet;
thence East parallel to the South line of said Lot 1 a distance of 25.59 feet; thence SO°03' 30"E parallel to
the East line of said Lot 1 a distance of 87.87 feet to the South line of said Lot I and there terminating.
Subject to easements and restrictions of record, if any.
PARCEL B — ( Area — 10,366 sq. feet, 0.228 acres)
That part of Lot 1, Block 2, SKELLY' S ADDITION, according to the recorded plat thereof situate in Hennepin
Caunty, Minnesota lying east and North of the following described line. Commencing at the Northeast Corner
of saici Lot 1, thence S82°1 1' 49"W along the North line of soid lot 100.00 feet to the point of beginning of
the line to be described; thence SO°03' 30"E parallel to the East line of said Lot 1 a distance of 32.80 feet;
th�nce East parallel to the South line of said Lot 1 a distance of 25.59 feet; thence SO°03' 30"E parallel to
the East line of said Lot 1 a distance of 87.87 feet to the South line of said Lot I and there terminating.
Sut�ject to eas�ments and restrictions of record, if any.
The anly eas�ments shown are from plats of record or information
provi�led by client.
We herek�y certify thnt this is a true and correct representation of �' �
o survey of the boundaries of the above described lond and the Signed "'��'��`� ��
locotion of a1I h�ailding9 ond vi�ible encroachments, if any, from or on �
s�a��� Ic,n�i. Charle�f F A derson, Minn. Reg. No.21753 or
���..,rveti��d hy �:� tt��is _�1_(at rl,__ d��y of DEC�MDER 20 �2 . Gregor'�r' . Prasch, Minn Reg No. 24992
, .
CZ��1 L)�
Plannin De artment
� � �
763-593-8095/763-593-8149(fax}
:-.-: ,,:.�`�... ��, ..--:==�- ms��:�*�, ... :``�' , a�'a � ;.`. ,`' ��(�Y���9I�i�9itr%� �-��"'.::`�, .: ;..; I��h;�.� �;_ _ ' -I`�.'c:�„'�-r•i..,. '��'����.�`=� ��»;,....���K "�`z"".'
Date: September 17, 2014
To: Golden Valley Board of Zoning Appeals
From: Emily Goellner, Associate Planner/Grant Writer
Subject: 3114 Lee Avenue N
Adam Hockert and Jennifer Schraut, Applicants
� �. . �� �:� ,:�� �.�
�
�� ��-�: � ��� . �� �.. �,
Adam Hockert and Jennifer Schraut, owners of the property at 3114 Lee Avenue North, are
seeking variances from the City Code for the construction of a new attached garage and
additional living space. The project requires a variance of 9.73 feet off the required side yard
setback of 12.5 feet to a distance of 2.77 feet from the side yard (south) property line and a
variance of 9.66 feet off tPie required 35 feet to a distance of 25.34 feet from the front yard
(west) property line.
The Applicant is proposing to construct a two stall garage and additional living space. The living
space would include a mudroom, living room, and kitchen renovation. The property currently has
a one stall garage that is approximately 248 square feet. The proposed addition would increase
the size of the garage to approximately 716 square feet and increase living space on the
southeast side of the home by approximately 469 square feet. The existing outdoor porch and
patio would be removed in order to build the additional living space.
The applicant plans to build another small addition to the rear side of the home that is separate
from the aforementioned addition. It is approximately 25 square feet in size. This building
addition complies with zoning requirements and does not require a variance to the rear yard
setback. Building permits will be required for all proposed additions.
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 (south) setback for this property is 12.5 feet. The Applicant is
requesting a variance of 9.73 feet off of the required 12.5 feet to a distance of 2.77 feet at its
closest point to the side yard (south) property line.
• Section 11.21, Single Family Zoning District, Subd. 11(A)(1) Front Yard Setback
Requirements
The minimum front yard (west) setback requirement is 35 feet. The Applicant is requesting a
variance of 9.66 feet off of the required 35 feet to a distance of 25.34 feet at its closest point
to the front yard (west) property line.
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city of
o�den
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va e
Zoning Code Variance Application
1. Street address: 3�1� �P.C'- ��/lu�' l��r�` , �fc�� (��..���y` , r'►'V`� �`f22-
2. Applicant Information:
Name: n� ftoc_�(C'_�'� ��n.�1:� Jco���c.�-T
Address: ��1�1 �C. 1�7'�'e. ��� c�7��CLeot •�d.l�y �5�22
Email Address: 14h�o�-�< �k� C`� �-'�'�'lC�J3T = N�T'�
Phone Number: �DJZ' 2�(v�- ��8s �1Z� `f32' ��l�
3. Provide a detailed description of the variance(s) being requested:
�) f,�a.:v� �c�r-, �e�;�., /l. Z l 5�hd , ri �i �� -��a�-� �-��.c:.k
a� I�/r,�vPr -��,�N, 5�c,.-�;�o.�, /r 2.( �r CA��-=�'�� Sac�L �T��c..�
� ,
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
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.
What is unique about your property and how do you feel that it necessitates a variance?
Explain how the need for a variance is based on circumstances that are not a result of a
landowner action.
Explain how, if granted, the proposed variance will not alter the essential character of your
neighborhood and Golden Valley as a whole.
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.
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. 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.
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 Applicant
If the applicant is not the owner of all property invol��ed in this application, please name the
owner of this property:
.��, �bG�rzl� ��nn,��et ��+.`7 Zi
Print Name of owner Signature of owner
$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 Board of Zoning Appeals at your public hearing. You are advised to
personally contact your neighbors and explafn your project to them prior to the public hearing.
Adam Hockert and Jennifer Schraut 3114 Lee Avenue North,Golden Vailey,MN 55422
Response to Question#3
Waiver from Section 11.21,Single Family Zoning District,Subd.11(Ax1)Front Yard Setback Requirements
�,(� feet off of the required 35 ft to a distance of at its closest point to the front yard(South)property line. To allow for the
construction of a new garage addition. �'���
Waiverfrom Section 11.21,Single Family Zoning District,Subd.11(A)(3KB)Side Yard Setback Requirements
�,'r?
�� �3 feet off of the required�2.5 ft to a distance of feet at its closest point to the side yard(north)property line. To atlow for
the construction of a new`garage addition. �f
Response to Question#4
Our home is a rambler built in 1950. It has an attached 1 car garage,a small kitchen,and a small area for a dining table.The
garage is approximately 248 sq ft. There is a 100 sq ft open porch on the back home,attached to the house and the garage.
The proposed addition includes a removal of the current garage and porch. A 2 stall garage would be added,along with a
mudroorr}a living room,and a kitchen renovation,along with a new roof,siding and windows.
The variance is needed as the garage portion of the addition would cross over the front and side setbacks.
Responses to Question#5
Explain the need for the variance request and how it will result in a reasonable use of the property:
a) The garage addifion is a necessity for a family with children. Homes in 1950 were designed in part for the lifestyle of the
50's, Our current garage was not designed to fit 2 cars,5 bikes,bike carriers,scooters,soccer nets,a lawnmower,a
snowblower,yard tools,garbage and recycling cans,equipment for the kids activities like baseballs,bats,and any other items
that an average family needs today. The hardship is especially felt in the winter,as we are unable to park either car in our
garage. In the winter the garage is used as storage space-a function that its 298 sq ft is barely adequate to handle. We feel
that a larger garage is not an unreasonable alteration to the property,and that the additional mudroom and living room will
improve upon the 1950's floorplan,bringing a dated interior living space additional storage and a flow that is more suited for a
modern and growing family. Future plans include a new front open air r�fed porch,extending out approximately 6 feet,which
wilt tie in the look of the new garage addition.
What is unique about your property and how do you feel that it necessitates a variance:
b)We have a number of homes in the neighborhood that have garages with 2 stalls or more. A 1 stall garage is
unreasonable for a growing family with children and vehicles.
Explain how the need for a variance is based on circumstances that are not a result of a landowner action:
c)The location of the garage and the entire home on the current lot,was placed in 1950. We were also not involved in the
decision to create lo�s that were only 85'wide. Because of a slight bend in the road in front of the property,the home sits slightiy
askew on the lot The home is not parallel to the front or side setbacks. This places the front(SV�corner of the home closer to
the side setback than the rear{SEj corner. The distance to the property line increases to the rear of the lot. We were not
involved in the home design in 1950,when the home was designed with only a small 1 stall garage,and a small dining area.
We would however,like to remain in Golden Valley and improve the home,rather than moving to a new home that is already
designed with a modern family lifestyle in mind. The design would flow well with the neighborhood-we do not feel that there is
anything about the proposed addition,or its exterior that would make the property appear unique or different from the 1 story
homes in the neighborhood.
Explain how,if granted,the proposed variance wili not alter the essentiai character of your neighborhood and Goiden Vailey as a
whole;
d) The additional garage,living area and updated kitchen can be found in numerous homes in our neighborhood. The
garage crossing the front setback should not materially impact the sight lines of our neighbors. Due to the way Lee Avenue
curves in front of our house,and the way that our home is slightly offset on the parcel,the configuration would allow for similar
sight lines enjoyed by our neighbors today. Our neighbors to the north should have minimal,if any impact to their sightline. Our
neighbors to the South would see a slight impact,but the trees and landscaping at 3100 Lee to our South already obstructs
sightlines. The garage addition would not cause minimal,if any,adtlitional sigh�ine restriction.
Additionally,a walk throagh the neighborhood or a view of GoogleMaps it would appear that a number of homes have additions
that may extend into the ftont setback and may have received similar variances from the Zoning Board to add their garages or
other additions. The improvements we propose should improve our neighborhood,renovating a dated residence into a more
modern livable home.
Some of the neighboring prope�ies that may have potentially received variances for their front and/or side additions include:
4501 Elmdale Road
2913 Lee Avenue North
3101 Kyle Avenue North
3049 Kyle Avenue North
2936 Kyle Avenue North
2940 Kyle Avenue North
3125 Kyle Avenue North
2912 Kyle Avenue North
2924 Kyle Avenue North
2421 Kyle Avenue North
6. After talking with contractors and architects,na altemative plans could be made that would provide a 2 stall garage and a
living room addition. Moving the additions"back"further in the lot would involve the removal of large trees,leading us to the
preferred variance to the front setback.
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G � 1 ��I 1 � I GA�� O � S U 1 � 1l �Y GOPHER STATE ONE CALL
Twin Cities Area 651-454-0002
�f�/'� MN. Toll Free 1-800-252-1166
r ADAM HOCKERT "
l � LEGEND
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6 O �` � '.. gh EXISl1NG j 19 � .� � � WITH PLAST1C CAP PLS 25105
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��,ti''� ��r� r� r � � �:,'1�1. // �j � � `�1 ,,-- 999 --"DENOTES EXISTING CONTOUR LINE
� � /� i ' 9 , :�; tO� � � �� ,�_ x999.99 DENOTES SPOT ELEVATION
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� � 25•7�< PA� � � I ,�g � � ``"�1�� � Lot 18, Block 5, NOBLE-GROVE,according to
� Q. a � � .. � EXISl1DR,�W� °1 0 —� � 1 Xo��rO -_ `-- the recorded plat thereof, Hennepin County,
� , �1 . �,. �ot3cRE� . Minnesota.
° 1 _�=-a:- 35.�3� � Z�� ADDITION 11oe�X�____._�� 25.85 �
I ; � � 35 � PROP E-�,` _ � �' —�=}� CHAIN—LINK FENCE �; NOTES
a � � ENCROACHING � 1.THE BASIS OF THE BEARING SYSTEM IS ASSUMED.
�, t � � n, 21�6 � �,. -- u� '"'•s1�` °��'m 2. NO SPECIFIC SOIL INVESTIGATION HAS BEEN
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� \ y�� �� i � ,, � ALL EASEMENTS OF RECORD.
t # •.� /� i � l� .-'" f � 4. EXISTING UTILITIES AND SERVICES SHOWN HEREON
' 4n ``�n� � �,`�� rn � d' -""——-``��'� / � ~' OWNER LOCATED EITHER PHYSICALLY ON THE GROUND
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� � `w{ �-- ���1�1�� ONE CALL AT(651)454-0002 PRIOR TO ANY DESIGN,
BUILDING SETBACKS REFERENCE BENCHMARK EXISTING HARDCOV��R PROPOSED HARDCOVER PLANNING OR EXCAVATION.
ZONING: R1 =SINGLE-FAMILY RESIDENTIAL ELEVATION= 903.20 @ TOP NUT OF HOUSE/GARAGE 1,192 SQ. FT. EXISTING HOUSE/GARAGE 1,192 SQ. FT.
HOUSE: FRONT=35 FT HYDRANT @ N.W.CORNER OF ADDRESS EXISTING CONCRETE 825 SQ. FT. EXISTING CONCRETE 517 SQ. FT.
SIDE= 12.5 FT #3200 LEE AVE N. TOTAL IMPERVIOUS SURFACE 2,017 SQ. FT. PROPOSED ADDITION 1,004 SQ. FT.
REAR=25.85 FT(20%OF LOT DEPTH) TOTAL LOT AREA 10,932 SQ. FT. (0.25 AC.) TOTAL IMPERVIOUS SURFACE 2,713 SQ. FT.
EXISTING HARDCOVER 18.5% TOTAL LOT AREA 10,932 SQ. FT. (0.25 AC.)
EXISTING HARDCOVER 24.g% No. oa� �sca�anoN er
ENGINEERING �ESIGtV $c SURVEYENG � HER�Y CERTIFY THAT 1HIS SURVEY WAS PREPARm BY ME OR UNDER MY DIRECT SUPERVISION.
AND iHAT I AM A DULY IJCENSED LAND SURVEYOR UNDER THE LAWS OF hIE STAiE t�MINNESOTA JOB NAME: ADAM HOCKERT FIELD WORK DATE: 8/27/14 DRAWN BY: BN PROJECT NO.: 14-122
648Q Wayzata Blvd. Minneapplis, MN 55426 ����� �r
OfPICE: i763} SdB-2800 FQX: (763� 545•2801 �✓��*�`-� DAiED: 9/�2/14 LOCATION: 3114 LEE AVE.
EMAII: info@edsmn.com WEBSITE: http�//edsmr�.cam VLADIMIR SIVRIVER LS. N0. 25105 GOLDEN VALLEY, MN 55422 FIELD BOOK NO.: EDS-11 CHECKED BY: VS SHEET N0. 1 OF 1 �
Call 48 Hours before digging
G � 1 ��I �I GA�� O � S U l� Y �Y GOPHER STATE ONE CALL
Twin Cities Area 651-454-0002
�f0/'� MN. Toll Free 1-800-252-1166
ADAM HOCKERT "
, , , � , . LEGEND
I �; I 33.30 ----9�ga• a.a //// t, ! � • DENOTES FOUND PROPERTY IRON
s �j"- � � ' ��
1 ~' � 3124 � � / � DENOTES SET 1 2 X 18 REBAR
6 p ° '� j . , ' .. . �h �ISTING j 13 � ,� � 1 o so so yy�-M PLASTIG AP "PLS 25105"
�� . . - ''� EXISIING 9,1. FFE sSs.4 � � �� �l � DENOTES BOUNDARY LINE
, �.� °I j' BITUMINO�US DRIVEWAY . AR � =91•� b'S � � � - - DENOTES LOT LINE
/ \ � f � `' '., .. � ., / ��' f l � \ SCALE IN FEET -----
� � .s - DENOTES SETBACK LINE
��L`'s \���` �� �,-' � � .9����. �4 tf �, �`�t ,-- 999 -'DENOTES EXISTING CONTOUR LINE
� �.� , I ,
� � � N N � f � �_ x999.99 DENOTES SPOT ELEVATION
�� � � N90 00'00"W 130.73 M � 130.80 P � �� � � � DENOTES CONCRETE SURFACE
!
`�-- 3.s��, `�o. �•79 � DENOTES BRICK PAVER SURFACE
t j gX 1�. i ��, o �\ � DENOTES BITUMINOUS SURFACE
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� f � w vi � � 9 E
i � \ FFE DENOTES FINISH FLOOR ELEVATION
� �, `�� r � �� � ,�6°� • � , DENOTES CONIFEROUS TREE
� � 35 � ze.3 ,�' � � ��-1 °' 25.85 �'rs o _ �� DENOTES DECIDUOUS TREE
� I 1 � � o DENOTES CHAINLINK FENCE
� _�_- 35.41 --"-91��h� �,��� ,���� i ry Z o DENOTES WOOD FENCE
I � j • �� � � 19�6 � o � DENOTES ELECTRIC POWER POLE
� � 1� ,��ti G � � '� .k � � -OE DENOTES OVERHEAD ELECTRIC
j �� ,� 9 6 �O 1 Qs DENOTES SANITARY MANHOLE
'' X �,�� #3114 0� � �� ,�� � j � � 0 DENOTES ELECTRIC METER
� �N�` ,r` � EXISTISE � � � I 7 � DENOTES AIR CONDI110NER
�
� �� /j� FF�919»g -` r� i i� i� i it r j p�� � (M) DENOTES MEASURED DISTANCE
1 (.�i� \ ,y � 2.1 G R � �i �_ �i �i i��1 �i �
� o .� (P) DENOTES PLATfED DISTANCE
�'� �' ��� `�'s'�,� ° ���'�� g���'° �} i � `�
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l a ,e• 1 �.
r� , � a. � � NI � � 1 ,�� � � '`�r�� � Lot 18, Block 5, NOBLE-GROVE,according to
� � � .. � EXISTING" � a�l � -� 1 I Xg�rO �� �- the recorded plat thereof, Hennepin County,
� 8 � t� . .� C O t�C RE� DRIVEWAIY a 17,6 5 � �
° ��. a:- 35.37 - J 0h. 20.5 ��� � � M i n n e s o t a.
° 1 .. . - - �' •a �,��•o I g,�° �C`� 25.85 '*
__ �= J
o- d a � AI �
� I 35 -------r---------- � CH N-LINK FENCE 1
4 � 1 "� o � ENCROACHING �, NOTES
N "`• .9
`�� �,'� �t ll` .i� � ^ � c��y'.--'� `'`��x�,� c��' ��f7'� �`�� 1.THE BASIS OF THE BEARING SYSTEM IS ASSUMED.
,� � �,,,. �'� � 1.5 2.NO SPECIFIC SOIL INVESTIGATION HAS BEEN
\� '� � \� ' °'� '` ° - - COMPLETED
\� � � f ' �- �'`���`V7H89 55'12"E 127.77(M� 126.0(P� � �l ,,. ��� � 3.NO TITLE INFORMATION WAS PROVIDED FOR THIS
1 4 ys�j �� � / ,.'. r t
� � '� �� � i � t r ! ±s SURVEY.THIS SURVEY DOES NOT PURPORT TO SHOW
I � � ���,� � .�l d: ''-..,�,�,.��� �j � �, ALL EASEMENTS OF RECORD.
m v � i � � / i �o � � ��' �� � 4.EXISTING UTILITIES AND SERVICES SHOWN HEREON
t �k � �j � �,y g�$' '` � �. ��F;%� �� �- /Y��` O � OWNER LOCATED EITHER PHYSICALLY ON THE GROUND
g , �� � ~' � �� ' � DURING THE SURVEY OR FROM EXISTING RECORDS
� � � � � __ °�� �`;�.i�� `"` If ,r� MADE AVAILABLE TO US OR BY RESIDENT TESTIMONY.
� ; � �_ 35.10 -- # �00 '°' � OTHER UTILITIES AND SERVICES MAY BE PRESENT.
6 � l� E � � � EXIS�N� �, �,,,�5��� VERIFICATION AND LOCATION OF UTILITIES AND
� 1� �� �, �--- ���9i� SERVICES SHOULD BE OBTAIN FROM THE OWNERS OF
RESPECTIVE UTILITIES BY CONTACTING GOPHER STATE
BUILDING SETBACKS REFERENCE BENCHMARK EXISTING HARDLOVER ONE CALL AT(651)454-0002 PRIOR TO ANY DESIGN,
ZONING: R1 =SINGLE-FAMILY RESIDENTIAL ELEVATION=903.20 @ TOP NUT OF HOUSE/GARAGE 1,192 SQ. FT. PLANNING OR EXCAVATION.
HOUSE: FRONT=35 FT HYDRANT @ N.W. CORNER OF ADDRESS EXISTWG CONCRETE 825 SQ. FT.
SIDE= 12.5 FT #3200 LEE AVE N. TOTAL IMPERVIOUS SURFACE 2,017 SQ. FT.
REAR=25.85 FT(20%OF LOT DEPTH) TOTAI.LOT AREA 10,932 SQ. FT. (0.25 AC.)
EXISTING HARDCOVER 18.5%
NO. DA1E DESCRIPTI01�1 BY
ENGINEERING DESIGN & SURVEYING �o n�iAT�a�n aiLv CIENSED LANDASURVE`!OR UNDER 1HERLAWS OF hiE ISTAiE OFPMN ESOTA JOB NAME: ADAM HOCKERT FIELD WORK DATE: 8/27/14 DRAWN BY: BN PROJECT NO.: 14-122
"' b480 Wayzata Blvd. Minnecpolis, MN 55426 i���� �,
OPPICE: (763) 5d5-2800 PAX: (763) 545-2801 �J�t+� DATED: 9/�2/14 LOCATION: 3114 LEE AVE.
EMAII: inFo�edsmn.com WEBSITEs http:/Jedsmn.com VLADIMIR SIVRIVER LS N0. 25105 GOLDEN VALLEY, MN 55422 �ELD BOOK NO.: EDS-11 CHECKED BY: VS SHEET N0. 1 OF 1 �