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07-28-15 BZA AgendaBoard of Zoning Appeals Regular Meeting Tuesday, July 28, 2015 7 pm 7800 Golden Valley Road Council Chambers I. Approval of Minutes — June 23, 2015 Regular Meeting II. The Petition(s) are: 1440 Winnetka Avenue North Kyle Anderson, Applicant Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 12(A)(2) 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 2 -stall garage. 705 Hanley Road James & Linda Farnham, Applicants Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11(D) Side Wall Articulation Requirements • City Code requires any wall longer than 32 feet in length to be articulated. The applicant is asking that the proposed new south wall be 47 feet in length without articulation. Purpose: To allow for the construction of a bedroom/sunroom addition. 43 Western Terrace Charles Rue and Tracy Rue, Applicants Request: Waiver from Section 11 .21, Single Family Zoning District, Subd- 11 (A)(2) ubd.11(A)(2) Rear Yard Setback Requirements • 17 ft. off of the required 25 ft. to a distance of 8 ft. at its closest point to the rear yard (west) property line. Purpose: To allow for the construction of a home/garage addition. Request: Waiver from Section 11 .21, Single Family Zoning District, Subd. 12(E) Accessory Structure Requirements • 9 sq. ft. more than the allowed 1,000 square feet of accessory structure space. Purpose: To allow for the construction of a home/garage addition Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11(D) Side Wall Articulation Requirements • City Code requires any wall longer than 32 feet in length to be articulated. The applicant is asking that the proposed new west wall be 32.5 feet in length without articulation. Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11(D) Side Wall Articulation Requirements City Code requires any wall longer than 32 feet in length to be articulated. The applicant is asking that the proposed new east wall be 36.4 feet in length without articulation. III. Other Business IV. Adjournment This document is available in alternate formats upon a 72 -hour request. Please call 763-593-8006 (TTY: 763-593-3968) to make a request. Examples of alternate formats may include large print, electronic, Braille, audiocassette, etc. Minutes of a Regular Meeting of the Golden Valley Board of Zoning Appeals June 23, 2015 A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday, June 23, 2015, at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota. Vice Chair Nelson called the meeting to order at 7 pm. Those present were Members Maxwell (arrived at 7:15) Nelson, Orenstein, andPlanning Commission Representative Johnson. Also present were Associate Plan''rrer/Grant Writer Emily Goellner, Administrative Assistant Lisa Wittman, and Planning lntem,,,Melissa $onnek Member Perich was absent. I. Approval of Minutes — May 20, 2015 Regular Meeting Nelson referred to the second sentence in the last paragraph on page seven and noted that the word "and" should be replaced with the word "said." MOVED by Johnson, seconded by Orenstein and motion carried unanimously to approve the May 20, 2015, minutes with the above noted correction. II. The Petition(s) are: 4800 Killarney Drive Peter Moyer and ShannaHanson, Applicants Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11(A)(3) Side Yard Setback Requirements • 4 ft. off of the'required 1.5 ft. to a distance of 11 ft. at its closest point to the side yard (south) property line. Purpose, To allow for the replacement and expansion of an existing deck. Goellner referred to a site plan and explained the applicants' request to replace and expand their existing deck. She noted that the dimensions listed in the staff report were incorrect and that the proposed new deck will be approximately 275 square feet in size. She explained that the existing southwest corner of the home is 13.7 feet from the side yard property line and that the proposed deck would be located 11 feet from the side yard property line. She stated that the applicants have said their unique circumstances are that the home was built in the 1960s on an irregular shaped lot, and was not built parallel to the side yard property line. Pete Denboer, Kuhl Design & Build, referred to the survey of the property and reiterated that the house sits crooked on the lot. He stated that they are trying to build the new deck to stay within the plane of the existing side of the house. Minutes of the Golden Valley Board of Zoning Appeals May 20, 2015 Page 2 Johnson asked if the existing deck is out of compliance. Denboer stated that it was compliant when it was built, however it will need to have new posts installed. Nelson opened the public hearing. Seeing and hearing no one wishing to comment, Nelson closed the public hearing. Orenstein said he has no issues with the proposal. Nelson agreed and said the proposed deck is reasonable, it is in harmony with the intent of the City Code, and it won't have any more impact on the neighboring property than the existing home already does. MOVED by Orenstein, seconded by Johnson and motion carried nanimouslyto approve the variance request for 4 ft. off of the required 15 ft. to a distance of 11 t. at its closest point to the side yard (south) property line to allow for, the replacement and expansion of an existing deck. 145 Cutacross Road Christopher & Nicola Dixon, Applicants Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11(A)(1) Side Yard Setback Requirements • 10.5 ft. off of the required 185 ft. to,a distance of 8 ft. at its closest point to the side yard (south) property line. Purpose: To allow for the construction of a new deck. Goellner referred to a site plan of the property and stated that it was subdivided in August of 2014 and the: construction of the home was completed in June of 2015. She explained that the builder had originally planned to build steps from the sliding glass door to a patio, rather than building a deck, however the homeowners want to build a deck. She stated that there has been some confusion regarding the actual distance from the p'fcosed.deck to the side yard property line. The application states that the deck would be located 8, feet from the property line, however the plans submitted show that the deck would be located 11.5 feet from the property line. She stated that the applicants have said their unique circumstances are that the lot is triangular in shape which reduces the amount of side yard, a deck is preferred rather than a patio, and the proposed location of the deck avoids trees in the back yard and utilizes the existing sliding glass door. Goellner explained that due to recent Zoning Code text amendments, new side yard setback requirements will be in place on June 26 making the side yard setback requirement for this property 15 feet instead of 18.5 feet. Because of this, staff is recommending that this variance request be denied because the shape of the proposed deck can be changed in order to be located 15 feet from the side yard property line and still be approximately 338 square feet in size without a variance. Minutes of the Golden Valley Board of Zoning Appeals May 20, 2015 Page 3 Orenstein asked if the applicants would still need a variance after the new rules go into effect and if so, what it would be. Goellner said if the applicant wanted to build the deck as proposed, and not make it smaller, the new variance request would be 4 feet off of the required 15 feet to a distance of 11 feet from the side yard property line. Orenstein asked if the applicants would have to go through the application process again and pay additional fees if this request was denied. Maxwell stated that the Board could table the item until their next meeting so they wouldn't have to re -apply. Christopher Dixon, Applicant, stated that he is now asking for a 1 foot variance which would mean the proposed deck would be 14 feet from the side yard property line. He stated that they want the deck they've proposed instead of a patio because two out of the three landscape architects they spoke with have told them not to build, a patio, because of the change in grade, the difficulty in keeping it clean of debris, and because of the amount of space they would lose to the stairs coming from the door. He stated that he has an issue with being tabled to the next Board of Zoning Appeals meeting because they are hosting a family reunion and need to get the deck built as soon as possible. He reiterated that they are only asking for a variance of 1 foot, not 4 feet because the City Council has already approved the new setback requirements. Nelson noted that if a variance is granted at this this meeting it has tg,be for the Code requirements currently in place. Maxwell suggested amending'the variance request to state that the proposed deck could be buift no closer than 14 feet to the side yard property line. Nelson asked the applicant if they built the house. Dixon said yes. Nelson asked if this issue came up during the building process. Dixon said the issue did not come up until they talked to landscape architects who advised against building a patio. Goellner questioned if the 14 -foot dimension given by the applicant is correct because when she measured the size of the proposed deck shown on the survey it shows that the deck is 11.5 feet from the property line, not 14 feet. Dixon said if the Board allowed his deck to be 14 feet from the side yard property line, he would be fine with that. Nelson opened the public hearing. Seeing and hearing no one wishing to comment, Nelson closed the public hearing. Johnson stated that the builder should know better than to prescribe something that they know is going to need a variance and that this seems to put the City in the middle. Dixon stated that they were also surprised that they needed a variance. He reiterated that part of the issue is the odd shape of the lot. Maxwell asked Dixon if they bought the lot before the house was built. Dixon said yes, they bought the lot and then re -designed the plans that the builder was proposing to use. Minutes of the Golden Valley Board of Zoning Appeals May 20, 2015 Page 4 Johnson said he is in favor of approving this variance request, but he feels like as part of the process something should be said to the builder because if they had planned it correctly, the applicants would not have to ask for a variance at all. Nelson said she was not supportive of the larger variance request but she is supportive of the smaller request allowing the deck to be located 14 feet from the side yard property line, even though the circumstance was created by the landowner. Dixon said from his perspective the unique circumstance is the triangular shape of the lot. He said they want to be good neighbors and compromise but they are only asking for a 1 foot variance. He said they simply did not know they needed a.variance to build a deck or they would have done something different. Goellner noted that with past variance requests the City has asked the applicant to exhaust all other options. Dixon said they have considered other options but they are limited by the location of the existing sliding glass door. Nelson asked about the size of the proposed deck. Maxwell said it is 23 feet x 16 feet minus the corner section that was removed. Goellner stated that the proposed deck is 338 square feet in size. Johnson said he is struggling with the fact that the issue has been caused by the landowner. Dixon said they just bought the house yesterday so they weren't the landowners throughout the building. process. Goellner noted that LDK Builders should have signed the application as the landowner, however the Dixons signed the application as both the applicant and as the landowner. Maxwell suggested that Mr. Dixon re-sign and date the application. Johnson questioned how th°ey should address the issue of the builder placing the house in a position that now requires a variance in order to build a deck. Maxwell suggested the Board send a letter to'the, builder. Nelson suggested the Planning Commission discuss the issue. She added that she feels better about this variance request knowing that the applicants were not the landowners throughout the construction process. Johnson questioned why the applicants couldn't build a patio that drains properly. Dixon stated that drainage was one issue. The other issues were aesthetics and maintenance. He stated that the landscape architects he has spoken with have said every times it rains a patio would be covered with dirt and debris. Orenstein added that the steps leading down to a patio would also take away some of the usable space. Dixon reiterated that the existing sliding glass doors are the only doors in the back of the house and are driving the location of the deck. Orenstein said he is satisfied that the variance request meets all of the criteria the Board is supposed to consider when granting variances. Johnson said he doesn't think it has been demonstrated that a patio won't work. Orenstein questioned if the Board should be dictating what a homeowner chooses to build. Minutes of the Golden Valley Board of Zoning Appeals May 20, 2015 Page 5 Nelson said a patio would have more impact on the neighboring property because it would be closer to the property line. Maxwell said it is a question of whether it is reasonable to give the applicant a 1 -foot variance or allow them to build something without a variance that will look out of character with the neighborhood. Orenstein questioned if the Board is supposed to consider aesthetics. Maxwell said the proposal is supposed to be in harmony with the rules and surrounding locale. Orenstein said the proposed deck isn't unusual, extraordinary or out of the norm. Nelson asked Goellner if staff would consider giving a positive recommendation, iff the deck was 14 feet away from the side yard property line instead of the requested 8`feet. Goellner said no because the applicant could reduce the size of the proposed deck, be located 15 feet away from the side yard property line, and still have a reasonably sized deck. She added that if the Board wants to send a message to the builder the variance request should be denied. Johnson questioned if all of the alternatives have been exhausted. He said the builder thought a patio was ok and one landscape architect thought it was ok. The fact that dirt will get on a patio is not a compelling argument. Orenstein said a patio is clearly an option but questioned if it is the Board's job to tell an applicant what they can build. In this case the applicant wants to build a deck. Johnson said a smaller deck can be built without avariance. Dixon said he thinks a deck will fit better with the house. Orenstein asked if the applicant built a patio now and came back a year later and asked to build a deck if the Board would say no, they have to keep the patio. Dixon said they are going to build a deck, it is just a matter of how it will look. He reiterated that they are only asking for a 1 -foot variance so they can have furniture on the deck. Nelson agreed that that the applicant could build a deck that meets the requirements, or he could build a deck that functions better. Johnson said he understands, but he doesn't see a reason for a variance. MOVED fly Maxw611, s0± ,9nded by Orenstein and motion carried 3 to 1 to approve a variance for 4.5 feet off of the required 18.5 feet to a distance of 14 feet at its closest point to the side yard (south) property line to allow for the construction of a new deck. Johnson voted no. III. Other Business The Board discussed writing a letter to LDK Builders expressing concern about the process and letting them know that the Board would like them to let homeowners know they might need a variance in the future. The consensus of the Board was to draft a letter and send it to LDK Builders. Minutes of the Golden Valley Board of Zoning Appeals May 20, 2015 Page 6 IV. Adjournment The meeting was adjourned at 8:21 pm. Nancy Nelson, Vice Chair Lisa Wittman, Administrative Assistant Date: July 28, 2015 Physical Development Department 763-593-8095 /763-593-8109 (fax) To: Golden Valley Board of Zoning Appeals From: Melissa Sonnek, Planning Intern Subject: 1440 Winnetka Avenue North Kyle Anderson, Applicant Kyle Anderson, property owner of 1440 Winnetka Avenue North, is requesting a variance from the City Code to construct a two stall garage on the west side of the lot. The applicant is seeking a variance of 4.0 feet off of the front yard setback of 35.0 feet to 31.0 feet from the front yard (north) property line. According to the City Code a corner lot technically has two front yards, one for each abutting street. This can make building more difficult for corner lot owners, especially since 1440 Winnetka Ave. North is narrower in design. The property currently has an accessory structure (shed) that is approximately 13.0 feet by 9.0 feet, totaling approximately 117 square feet. The current shed is located to the east of the house, however it is not large enough to store a vehicle. By adding a 24 by 28 foot (672 square foot) garage, the applicant would be able to store his personal vehicles. The current driveway design allows for full access to the proposed structure. The current character of the yard will be slightly altered as the applicant will construct a retaining wall as well as remove some small trees and brush in order to properly construct the garage at the proposed location. The proposal requires a variance from the following sections of City Code: Section 11.21, Single Family Zoning District, Subdivision 12 (A)(2) Front Yard Setback Requirements: Accessory structures shall be located no less than thirty-five (35) feet from the front property line along a street right-of-way line. The applicant is requesting a variance of 4.0 feet off of the required 35.0, to a distance of 31.0 feet at its closest point to the front yard line. Staff Recommendation: In reviewing this application, staff has maintained the points of examination to the considerations outlined in Minnesota State Statute 462.357, requiring that a property exhibit "practical difficulties" in order for a variance to be granted: to constitute practical difficulties, the property owner must propose to use the property in a reasonable manner, the landowner's problem must be due to circumstances unique to the property not caused by the landowner, and that the variance, if granted, must not alter the essential character of the locality. City staff recognizes that the buildable area on the property is limited to the character and requirements of the narrow corner lot. At 672 square feet, staff finds that this is a reasonably sized garage for the property. Given that the property does not currently have a garage large enough to store a vehicle, staff finds that this addition would not compromise the essential character of the locality. Staff recommends approval, with a condition that the newly constructed garage will be no closer than 10 feet from the existing accessory structure if the shed is to remain on site. The request for a variance of 4.0 feet off of the required front yard setback of 35.0 feet to a distance of 31.0 feet at its closest point to the front yard (North) property line, is found to be reasonable, unique in circumstance, and does not drastically alter the surrounding character. � G• � 1513 1533 1532 .� ^ �� 015 /�` � 1525 � ` .S�r 1 500 1 507 � 1520 1516 r f � 1517 ( � 1A19 �"✓, 7500 '�`� 1508 7509 .��/` S, .,i Subject Property »� ,s,s �, �aao ,� �a�z � �ao� �so� �aao nse 1406 � 1A47 1401 7�� ;� 1 439 -, Z 1 SSO � a 1430 1431 Q � „�l St _ , ,.. 13 42 142 5 14 � 1420 1425 1339 -' 1420 1336 �5�� 1-0OS � 1333 �4� 1330 1401 1300 1400 7800 1 132 7 1324 132 5 1321 1315 1319 7521 7873 �nq . 132 0 n21 T71 7315 7 ' 1325 1�12 1313 1309 = �.�p 1307 N � g z z N�o Wo �� - ' cr' �^v cnu.. � — S ~ w� J �Z`n�o � ~►- � zz 2ci�� ww � D � �'-'��x N zz r" oJ L � w�,^= °� ��v� � = s tn��o6j 1 ZZY � � -� J � � F�-- ��Y � �� Q��a �`� —cn � ��U�� Q II II II / � ,~ �r°�'�2 " � - — Y �'�' p � � � �\a`� o��( -r�,r-�----��=--��, r.� 6� �� I o I ,;� ; 4 �, � �` ' i � ��, �- � n, � . � o T-r� � !�S ,�, � � � s � �''� � or I w `` ��r'i v ' �° � g ' ; d � � --� ___ _ i ,��. 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J J /� , \ F—��O ,'' � 7 `t aorW � � _ �a - T ,�� r-w�r.- � J cn � ` � � a W `'� �,a+�i,'�i� 11�'� �'1`�'�..1�h1{�� Q Jr7�i'� � �' _m � ; �� Y - � r � U¢---0 • � ��F-fn J 1 � � m W Q 3 — � C W�2Q ?1� OOC d F-- � Cn � • W ScnO � j � LL —�a �� ` �� CZ� � ��',�.-' yf � �o l d e n �U� ° � z�� :,�� $Y� `� I va � —_________ �� __ Zoning Code Vari�nce Application 1. Street address: f�� IJiVl��c' 1 V1� /T�e, /V'� 2. Applicant Information: Name: h � � � Address: ��b"i � 191��VIV�� Yst- �� • � la(� � !le 5-s��-�1 EmailAddress: ��/l�G�'1�eI�iD�1W11'1 �f�l�I,l �•�G��'1 Phone Number: (Z I�- ��,3�- �3a� 3. Provide a detailed description of the variance(s) being requested: � �ie ' f . . , �,`v' - a a-� � e�- ' � � -�'e i ` �- 1 �-v 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 � �l � ` � ��s �� t � , . . � C+. t �� 'v Y �I�f%l � \ � �Vl '��e r�q�,'� t cG'� �v� D ua.� �� s �� f _ D� z sr�� '�o�.4� � ' � r�,�,,� �,��.�,e s�.t� �-s�l��-�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 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. E � � � �� r ��- � � � �-�e 1�d'�l � a � � , What is unique about your property and how do you feel that it necessitates a variance? �'t ►S �� 1�� ;�� C��(e l S �,�e J� dU�l� 3.� �ef �r1� �c�e ��rf- �1�'�►�r�l'k�� }�d�se �,� ��,-{��s cu.se �; ``��►�-s; � � �� a�r�d�� Explain how the need for a variance is based on circumstances that are not a result of a landowner a�n� � � �� ]'r � � ��„j _ ( �� LIC� C�iCO(7��- `�;i S �i��t,`��vf✓� Explain how, if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley a�`hi le. �� 1�'� � � � . a �' �.!� � S << � t i � S i �2 . 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. ��e- A.� �''1/�{�'1.� � �lOC l� �R� 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 plannin�@�oldenvalleymn.�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. Sig ature of Applicant If the applicant is not the owner of all property involved in this application, please name the owner of this property: Print Name of owner Signature of owner �' $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 them prior to the public hearing. --:— . ,�. ;_; ,� �. i.�� ;,s�,,,,r,� �` ,�:. � � ,� t.�- ; .- � t �' ;,�� =��## � �s�R. '�'• �� ', �, °`�+^y5•- �. , • � � �, �i��j� �1S� '� � �1�.r/� r �� 4 S'` �N 1 r�% �i�. � � . �, tI�f,. Hry J� �." _, � M.,��I � � ' J . 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"�.'� Y p P 7b3-593-8095/763-593-8109(fax) Date: July 28, 2015 To: Golden Valley Board of Zoning Appeals From: Emily Goellner, Associate Planner/Grant Writer Subject: 705 Hanley Road James and Linda Farnham, Applicants James and Linda Farmham, owners of the property at 705 Hanley Road, are seeking a variance from the City Code to build a sunroom and bedroom addition on to their existing home. The applicants are seeking a waiver from the side wall articulation requirement. The City Code requires that for every 32.0 feet of side wall, the wall must be articulated by 2.0 feet for a distance of 8.0 feet. The wall may be articulated inward or outward, but it may not encroach on the side yard setback requirement of 15.0 feet. The home is currently 16.0 feet from the south property line. Because of this unique circumstance, the applicants cannot conform to the regulations in the Zoning Code. The existing home is approximately 1,800 square feet. The applicants would like to build an additional 330 square foot addition on the east side of the home. The addition would be 15 feet long and 22 feet wide. A number of different options were explored by the applicants. In Option 1 (see attached), articulation is not present, which requires a waiver. This is the most desired option by the applicants. In Option 2, the wall is articulated outward by 1.0 foot, which requires a variance of 1.0 foot from the articulation requirement of 2.0 feet. In Option 3, the wall is articulated inward by 0.5 feet (6 inches), which requires a variance of 1.5 feet to the articulation requirement of 2.0 feet. The applicants note that the property provides landscaped screening on the south side of the property to improve the outdoor aesthetics. The applicants are comfortable with an inward articulation of.5 feet (6 inches), but an articulation any larger inward would create very small rooms. An outward articulation of 2.0 feet would be more costly. Option 1, which requires a waiver to the articulation requirement, is the most cost effective option for the applicants. The proposal requires a variance from the following sections of City Code: Section 11.21, Single Family Zoning District, Subd. 11(D) Side Wall Articulation: Any resulting side wall longer than 32.0 feet in length must be articulated, with a shift of at least 2.0 feet in depth for at least 8.0 feet in length for every 32.0 feet of wall. The applicants are requesting a waiver from this requirement. Staff Recommendation: In reviewing this application, staff has maintained the points of examination to the considerations outlined in Minnesota State Statute 462.357, requiring that a property exhibit "practical difficulties" in order for a variance to be granted, To constitute practical difficulties, the property owner must propose to use the property in a reasonable manner, the landowners' problem must be due to circumstances unique to the property not caused by the landowner, and that the variance, if granted, must not alter the essential character of the locality. Staff recommends denial of the request for a waiver to the side wall articulation requirement. City staff recognizes that the applicant's options for side wall articulation are limited due to the home's proximity to the side yard setback requirement. The home is currently 15.0 feet from the south property line and the side yard setback requirement is 16.0 feet. While the applicants state that a 2.0 foot outward articulation would be the more costly option, Planning staff does not base variance requests on cost to the landowner, particularly if the request alters the essential character of the locality. A waiver to the articulation requirement would alter the essential character of the locality. Staff would support a request for a variance of 1.0 feet off the required side yard setback of 15.0 feet to a distance of 14.0 feet at its closest point to the side yard (south) property line in order to meet the side wall articulation requirement. Staff finds that this variance would not alter the essential character of the locality. i r I�1 � 12a I � 420 � � . � � l sss __ +r � �s ; a2a ! < �� ——� soo~� �i �' —�1, — 'n ,. `\ sos �� I so� � O :.5� _, 505 Spo 1 � 516 I 500 � � _ ��.s=.. L: --��y~'�� 52 5 .- .. GOS � 523 .,� 675 524 � - - 640 � ' � Subject Property =. ° a f 1---� 675 `�= Z' 675�� 700 � +� G14 ?� \ f y G2 0 _y � 705 ,'..�,: , � �� - 700 ` _ i = . ,_.. I 707 700 � - . 775 � 73 0 8100 " �- ♦ . _1 4' �3� �24 , 8�5 J 800 _ i �"`►�....... L1�— '� 8� � � 855 814 807 .� �'i l..if:�'.p t "'w,.... �'y��> 832 825 824 8 �j�� ,.. �i��> ,r -'�--1 90� 900 971 832 5 � � `` �` �l.,r, 7023 .�,�G: C 't. .. �� 1 005 ��/t+r. Y,i�, ,V �J, . S�J �I 101 5 8101 /��"' . , U y.r�a . . � 103 0 �•� " Q � � � �' 1101 - . _- - ✓ ° �. -- . � �4��' � � r � + 202 8085 - .. � � 1100 \ � � 101008� � � AD VANCE SUR VEYING & �NGINEERING CO. 5300 Highway 101 Minnetonka, MN 55345 Phone (952) 474 7964 www.advsur.com Monday, July 6, 2015 Job Address: 705 Hanley Road, Golden Valley, Minnesota, 55426 5cope of work To establish and/or re-establish 2 of the property corners of said parcel. Le�gal Descri�tion: Lot 5, Block 1, Hope Chest Addition, Hennepin County Date of Survev: June 26, 2015 At your request, we verified existing monuments and/or replaced them, as necessary, at the 2 south corners of the properiy above. We also verified the distance between the south corners of the house from the south lot line. They are as follows: southwest house corner is 15.51 feet from the south lot line and the southeast house corner is 16.19 feet from the south lot line. The scope of our services did not include preparation of a drawing or locating improvements and/or encroachments, if any, on the property. This is to certify that this work was done by me or under my direct supervision and that I am a licensed Professional Land Surveyor under the Laws of the State of Minnesota. Thank you far using our firm. S incerely, ��IrftC4� �. �Ay� James H. Parker P.E. & P.L.S. No. 9235, President _ �� s ��e .. ' t��r�'sst�r�� Prof�ssiar�r�� s�gi�� cs�d �c��c� Ss�rtr��y�� . � 5�'Y2 �+t#�yzai�s �9vti< #t€s�c€t+��soli� 1�g �eese�. �� F FRGSfaER�`f �9F- ,I'j.� r' ✓:f�:_ '�'�'`�.. . ._ s�.%... _.�_''t,r� '�.,';,' �. . ;�` ... . . -- ._ ..--- -.-•—-- , � .. / � ,. , . sf�suibeti as faltvws: �_� `r� •-� , ��i� �'1 1'c'�C' r �,�., :�. §.�.t�,t`<��'�'' _. ............. �,-r - ' • =." -' ; ; . , ,, � t .. , t :. ` a „ ; .�:�s�: I,;c, �. _._- e�:. .� ._ �. � . FoL PiC ' - �,�,,,-_ ___ �u� _._..— �...._„""`--- .�_.._ _ - __ � .. P ---- ,r-,:-. ,,.. �.._._ , � . i _ ' ._ ._. ,__.. ,___ —r� � '� ,, � ..� fi -�---�'_"'�,- �`';` �� _ � `�"� � , ! P I ::;` i � � ' ��' : + ;��' � � ;�a ' � � ;_ � � ~ ' �� . , { , `� �,1 �a,� . / ! �; t �+�'" � � '� I i' �5�� 1 ti 1 i :i-�—�, C __—�'J g��g� g`�� i 1 � � :;. � f � - ��i 7 � � , '�. �\ r �h �� 5. f; , + , h �` �. i, i.. � t ! 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JI:'/�./ j�`'1��y�!.':��'r'�. �?;f �e .s ��;�;��€��'k`1� O� tC��ATiON Gf 8!3l1DINf: CEI�Ti�t�1�7E Gl� SU1�YfY �,�.P� f� `1 ..�-.�.-_ : ��6�� ce6�:fy thc�f �.��---- -,_. .__ , �� tt�rE�y`c:�rE�€Y F�aton_ [.�• 1_ . .. :'' . , i� � �t�a�c � sur�-�;� cyf€h� tr:c�i�ia;; c�'rh� b��ic�€n� a� .h�: aboie � s�raeye� trt� �:ec��r'ry �€�setibed alzove anc�th;:4 thr �:bavE d�scr6isoci �Sray�Eri�+an� 7EctsY Hg� tcdc4t�r� of sts�d 6:�Gciir,� is �StaE �s a cc�rrect r• �s��ation oY snid survr�. corrEciiS� �eaav�ft o�,gf4� g�i�v€ �l�t, � �' F � %f • . � '� � :� �•` . --- -----------. °d; = t% _ ._ . �r^.,� r .�`: - ---� - --� ---._.. .__ _... .._ �% � ' ('E�. �CI. �gm'2'� .. / , .. _ '�:-. ..� �. ,.. ��, cit� of � ' JU�. � T � zflr� � 4�G��YI sY:____�___ � �_�_ v e �oning Code Variance Appl�ca#ion - 1. street adaress• �OS Hanley Road 2. Appiicant information: Name: lames & Linda Farnfiam Address: 705 Hanley Road Golden Valley, MN 55426 Emait Address: j�rnham�comcast.net -- i Phone Number: 763-545-1238 (Home) 612-209-3450 (Cell) 3. Pfovide a detailed descript'w�of the variance(s)bei�g reques#ed: �elease us rom t e zomng requirement of a minimum inward 2'jog on a wall at 32' creating a hardship in that it makes our already modest addition substandard � in size internally.Since we understand the 32' rule is for outdoor aesthetics, we — would point out that we already have attractive 8'tall shrubs camouflaging the first 21'of our proposed 47'straight wall (see Option 1), leaving only 26'of wall — exposed. IF there must be a break in the wall,we would ask that other altematives to the 2' rule be considered so we don't forfeit so much internai ,, square feet.Such as: Option 2: 1'jog OUT at 32';Option 3: 6"jog IN at 32'. 4. Provide a detailed description o#need fior a variance from the Zoning Code,induding: • Descriptian of buiiding(s) • Desc�iption of pmposed addition(s) • Description of proposed atteration(s)to property • Description of buiiding(s) -- V-- o Existing home is a 2-bedroom rambter(1957)with an existing Sunroom behind an attached double garage. • Description of proposed addition(s) o We propose an addition to increase the size of the current Sunroom by extending it 15'.This addition will create a combination 3ro bedroom/Sunroom on the first floor. • Description of proposed alteration(s)to property o Extend the current south wall of garage and Sunroom 15'straight back for a total length of 47'from the front of the double garage. 5. Minnesota State Sta#ute 462.357 requires that a property exhibit"practicai difficulties"in order for a variance to be considered. Practir.al Difficuities: • resutt in a use that is reasanable. • are based on a problem ifiat is unique to the property. , • are not caused by the landowner. � da not aRer the essential character of the locaiity. To demons�ate how your request wilt c:ampty with Minnesota State Statute 462.357,please respond to the following questions: Explain the need for you�variance request and how it will resutt in a reasonabie use of the --- property. -�-}�e extension of the existing structure straight out into our back yard is a reasonable plan. No encroachment to either North or south neighbors.The Crty has already accepted ou�pian when our builder went for the building permit, except for requiring the jog at 32'. Giving us one of our proposed options would give us reasonable sized � rooms inside our addition.We don't mind an inward jog,just not 2',which creates UNr.easonably smalt rooms. Wh�t is unique about ycwr prop�rty and how do you feel that it necessitates a variance? The ome on y as two rooms on t e main floor.We need a 3 e room on the =main floor.Additions are very expensive. Our proposed plan will a0ow us to extend an • existing and little used section of the house at a lower cost than other options we have �considered and create a sensible and attractive improvement to our home.Also,we have limited space to work with,without encroaching on existing windows, rooms,etc. �which is why the Y inward jog creates a hardship with internal space. - -- Exptain how the need for a variance is based o�circumstances that��e not a result of a landowner action. ------- . We have not created any practical d' icu fies. e acquire t e home in March 2015, with the idea of adding an addition.We were unaware of Golden Valle�s Zoning Code restrictions, nor was our builder untii our plans were submitted for a building permit. Fxplain how,if granted,the proposed variance wiil not aRer the essentiai character of your neighborhood and Golden Vafley as a whofe. — We are improving our property by means of a modest addition, as many Goiden Valley home owners do,and are requesting just a smail, unobtrusive tweak in the Zoning `— requirement. 6. The C'ity requcsts that you consider all available project opfions that are permitted by the Zoning Code prio�to requesting a variar�e.The Board of Zoning App�als wiq discuss alternative options to seeking varianc:�with y�ou at the publi�hearing.Pi+e�se describe aitemate wa�s tp�your proje�ct that du no�t�re vaManoes to the zo�c«M._ In order to make up for our lost space,we could extend our add'+tion further.into the back ya�d, but this would resuft in less functional long, narrow rooms,and a less —' appealing addition from the outside. � 7. Please submit a current survey af your property.Yoa must ind'�cate the proposed additi�m, inciuding new proposed buiiding and structure setbadcs,on ih�survey.A copy of Gold+en Valiey's survey requirements is available upon request. Pl�ase note that thk applkatia�k�dered i�witha�ut the submittal of a dN'T+e�K,ProP�Y w�'+��1i- S. Ptease wbmit at kast one current�photograph of the area affect�d by the propase� variance.You may attach a printed photo�raph to this appl'�tiori,or you may email a digital image to ptannin��oldenvallevrr��..�ov.You may submit additwnal photagraphs as needed. To the bcst of Rry k�crwle+�e the�fawa!in this�itation are true and correct.� aisv understand that uniess c�on v#the activn�licabie to das v�anoe request,if grar�ted,is nvt taken wid�n one year,t��eiaace expires. I I�ve t�or�icle�ed ali optiorfs sifiorded to me titrot,�h the qty's 2or�in�Cod�and f�that�ere is no alt�te way to schieve nry/o�ve�pt�v seek a varianoe to mnin�rules and teguiatiorts. i give perm�On for Golderf Vail�y�rff,�s wdt�members of the Bavsd af Zon�APPea�s,to �m1/P�P�1►P�'t0 the pe�t h�b�g the 7� �'equeSt. af App�ant lf the appliprrt is not the owner of ali property invo{ved in this apptication,please name the owner of this property: Print Name of owne� Sig�ature of owner i/ $200 Application Fee�Attached(for Single Family Resiciential) $300 Appl'�cation Fee Attached(for all other Zoning Districts) Piease note: The C�ty of Go/den Valley witl send notice of yvar variance request to al/adjoining property owners as well as owrtetrs of pr�vpertfes dlnectly across street�s or o/%ys. Youi»eighbors have Che r�ghi io address the Bovr�d of Zonjng Appeols�rrt your public heoring. 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','• '�'� �J'a�r C x4 'e y �4i � ,� � `�,� .� . . .. . � � � � ':... �' .�� . , . �:._ _. ` :tr r. � v. .�-a"�. 3• �f� �`s�?'�:;i.., ._.,:.�_.:-r.�=--.�.ad'��'�_°'��:a.��'�' � � - . . . �_6z.;..'�r �:i ty �� :�r� � � " Ph sical D+�ve10 ment De artmenfi � � _ _ _� p 763 593 8095/763 593 8109(faxj Date: July 28, 2015 To: Golden Valley Board of Zoning Appeals From: Emily Goellner, Associate Planner/Grant Writer Subject: 43 Western Terrace Charles and Tracy Rue, Applicants Charles and Tracy Rue, owners of the property at 43 Western Terrace, are seeking 4 variances from the City Code for the addition of a garage and living space to their existing single-family home. Rear Yard Setback The applicant is seeking a variance of 17.0 feet off the required rear yard setback of 25.0 feet to a distance of 8.0 feet from the rear yard (west) property line. The Applicants are proposing to construct a 3-story addition with a walkout basement and a second garage stall. The proposed home is 1,089 square feet and includes a 1-stall attached garage. It was determined by City Planning staff in the past that the rear yard on this property is located on the western side of the home. Accessory Structure Requirements The applicants are also requesting a variance from the maximum allowable amount of accessory structure space on the property. Each property is limited to a total of 1,000 square feet of accessory structure space. On this property, there are three accessory structures: a one-stall attached garage (225.5 square feet), a one-stall detached garage (441 square feet), and a treehouse (117 square feet). The Applicants are requesting a variance for 9.0 feet more than the allowed 1,000 square feet for a total of 1,009 square feet in order to build an additional garage stall on the existing 1-stall attached garage. Side Wall Articulation The Zoning Code requires a shift of at least 2.0 feet in depth for at least 8.0 feet in length for every 32.0 feet of side wall. The applicants are requesting two waivers from the side wall articulation requirements. The first waiver request applies to the western wall of the home, which is proposed to be 32.5 feet in length. The second waiver request applies to the eastern wall, which is proposed to be 36.4 feet in length. The applicant notes that the property is unique in that the home was built with orientation toward the south rather than the north. The original driveway access was located to the south, but the property is now accessed from Western Terrace to the north. The driveway now runs along the eastern side of the property. The designations of the front, side, and rear yards are unique as well and do not match the orientation of the home. The proposal requires variances from the following sections of City Code: Section 11.21, Single Family Zoning District, Subd. 11(A)(2) Rear Yard Setback Requirements: The minimum rear yard (west) setback requirement is 25 feet. The Applicant is requesting a variance of 17.0 feet off of the required 25.0 feet to a distance of 8.0 feet at its closest point to the rear yard (west) property line. Section 11.21, Single Family Zoning District, Subd. 12(E) Total size of Accessory Structures Requirements: Each property is limited to a total of one thousand (1,000) square feet of accessory structure space. The Applicant is requesting a variance to allow 9.0 square feet more than the allowed 1,000 square feet for a total of 1,009 square feet. Section 11.21, Single Family Zoning District, Subd. 11(D) Side Wall Articulation: Any resulting side wall longer than 32 feet in length must be articulated, with a shift of at least 2.0 feet in depth for at least 8.0 feet in length for every 32.0 feet of wall. The applicants are requesting a waiver from this requirement in order to build a 32.5 foot long wall on the western side of the home without articulation. Section 11.21, Single Family Zoning District, Subd. 11(D) Side Wall Articulation: Any resulting side wall longer than 32.0 feet in length must be articulated, with a shift of at least 2.0 feet in depth for at least 8.0 feet in length for every 32.0 feet of wall. The applicants are requesting a waiver from this requirement in order to build a 36.4 foot long wall on the eastern side of the home without articulation. Staff Recommendation: In reviewing this application, staff has maintained the points of examination to the considerations outlined in Minnesota State Statute 462.357, requiring that a property exhibit "practical difficulties" in order for a variance to be granted. To constitute practical difficulties, the property owner must propose to use the property in a reasonable manner, the landowners' problem must be due to circumstances unique to the property not caused by the landowner, and that the variance, if granted, must not alter the essential character of the locality. City staff recognizes that the yards of this property are unique since the the building was originally oriented toward the south of the lot by a different landowner. Since this home was originally built, access from the south has been closed and the property is now accessible via Western Terrace to the north. The front, rear, and side yards were determined by previous City Planning staff. The front yard is designated as the portion of the property east of the home. Because of this unique orientation, the applicants cannot build an addition to the western portion of the home without a variance from the rear yard setback requirements. Staff recommends denial of the request for a variance of 17.0 feet off of the required 25.0 feet to a distance of 8.0 feet at its closest point to the rear yard (west) property line. The proposed setback of 8.0 feet would compromise the essential character of the locality. Even if this home were oriented differently so that this request was for a variance to the side yard setback (which is a smaller setback requirement), the resulting 8.0 feet distance would compromise the essential character of the locality. Staff recommends denial of the request for a variance of 9.0 square feet more than the allowed 1,000 square feet for a total of 1,009 square feet in order to build a 1-stall garage. The property currently has 2 garage stalls. The existing detached garage is 18.0 feet long and 24.0 feet wide, totaling 441.0 square feet. The existing attached garage is 20.5 feet long and 11.0 feet wide, totaling 225.5 square feet. Both garages provide more than adequate storage space. Staff cannot conclude that the existing detached garage could not be improved because there are power lines running directly above the structure, but suspects that this option is viable upon further communication with the utility provider. Staff recommends denial of the request for a waiver from the side wall articulation requirement in order to build a 32.5 foot wall on the western side of the home without articulation. Staff finds that the applicant can explore other options that eliminate the need for this variance. Staff recommends denial of the request for a waiver from the side wall articulation requirement in order to build a 36.4 foot wall on the eastern side of the home without articulation. Staff finds that the applicant can explore other options that eliminate the need for this variance. . .. . � . . . � . .. ... ........ �. . `.... ~ . . . J�. ffII � \ �' I � __ �8 � � 25 I I 1� I + 21 � 27 I � J �6 � I � � G � 36 a 29 '$ Subject Property r ; 30 I Ias ao J iso � � ' I 31 \ 200 I 135 � 41 31 = 17 216 a� 210 I � � 217 I 222 8032 i 8�4 8016 8�0 8�0 � 7950 I I � I 3 300 �:. �-i�.:,.�, . . 3�0 379 � $�Z� 8077 8009 i I 400 I � S01 322 300 � �.w.�,�...� city of� olden .� ��-��. � r , va e �� B�t'._ . Zoning Code Variance Application ----~_______�.` 1. Street address: �� wes�.--efl►/ ��/"rac� Golde►�✓ V�+��C� ►'hN� sy� 2. Applicant Information: Name: ��CS R v� q-��i��liC.. Address: �,� w�S�i✓ �C.�'/'R� e l a!� 1'►'1�, 5 SI�.� Email Address: (�/Y�� ) S��,S.�� • �� Phone Number: ��7��-6�.�� 3. Provide a detailed description of the variance(s) being requested: IN'c ►�� o Iw:I ��r1�..4��a� -I� �.�� Q -H�- :•,�1�� es ��,� �1 Xao'��ye „��( a►�C 3re��1��.�bl'��:�� +� +t� rwwrf-� s'�� o�ov��urr�� re. Tj`I�p� �C✓� (YV t �� L'D��l� f�l'/�.� �°✓T �"� ��r��r� �j�,� � F/"Olsn �a (�!'�f /�CR.I� � P6'o L� � . I��l s� � �.1,+;�� ,F ti� r+ L�w� ,��. � 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 w� G�e �dOt� �� G�C4�( l� k�0 �IC�' Gv.'�� `►� -t-�e..,�a � / r / �,,� , � o� .!� (�� G�� 'iG�1rFi-�f 2 �F�(. G'�'-�P,/`�G�' �ur�G�!�wS �� 1�� a�_�d�/t/��. � �� -�Ltie ti'��se, c�� ✓,:�l A�l. ��X�� O -�- �y,�►� �� S.',�,�. ��e �� a��C d Je��aL �t�/� (��di-�7��`�+� �t-e. �:d a-��f�. �°is�riyG�4- �c��f'.l'Xil . 1"��.. �� '�� `�'k�r� �.:.��C a�.. ��.�,:.".". �d� '�� '�� c��'�.. GO`OO s/�"C�. � 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. ��S e u/�S hc,'l f ;n ��YSf r.�/�=f� � a��^� S:►,,G l� �°�r� c. � � r��, �ol�S�r.�,v�� r�'�r w�.s L��f/�<<<� ��.Q N��. ��'�f.T1 c.�s we.'e. � l�t.cu^�` � � �o ,c •. Y�rti'� Mctr l� 1'� /�I�S✓r�S• rkDac,� ,�. ;��t r�� S�-�I T �'�,-��,y �- � � �+�� -�r,�� ,w:r� ��-�s q ' What is unique about your property and how do you feel that it necessitates a variance? �'r�+�t ��%ke e �'N I��ur Y ��`� . �� c � ��(/R!C /+,Y.Y' {;�� OG '`�C9��9�`�"�Q�' �/'c�( fk v�l�v� �a.y f"J /'vn �,f v�w t-�e �Sf s;�� v��e�af' �� u,A. '�O Fr 30� . � . v( d..�.E a�w � .� 1 0�f� weg s � � o�� .� �j, Explain how the need for a variance is based on circumstances that are not a result of a landowner action. '(I...e Novs� cUr'� �I !-.�,s � e 6 -� � � v✓�,�r �{- 'a �-�--� �'ki� � ��-e-s � n�n r� o e� �e l�s D��f, �� ►�� er' �.�- e�r�� . Explain how, if granted, the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole. 7��vrs� -ITi�.�s�rwx�-f-c'v� �.DU/` S� 1tif ll �'!�A �-� ��-S'��'/�i �Ize� �� 1.�- n��,ti�l�, ��s � 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. ��/�e �. l��o vG.l d� -��.. �jvse. o�,� b G e�,%� /'v�/'- 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 plannin�@�oldenvalleymn.�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. ��' �" 1�C Signature of Appl' ant If the applicant is not the owner of all property involved in this application, please name the owner of this property: ��'� / -`-c-- �'� _ ��c, " G� /'` ��' Print Name of own r 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 we/l 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. 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