05-24-16 - BZA Agenda Board of Zoning Appeals
Regular Meeting
Tuesday, May 24, 2016
7 pm
7800 Golden Valley Road
Council Chambers
I. Approval of Minutes —April 26, 2016, Regular Meeting
II. The Petition(s) are:
6100 Olson Memorial Highway
Verizon Wireless, Applicant
Request: Waiver from Section 11.36, Industrial Zoning District, Subd. 6 (C)(3)
Setback Requirements
• 4.5 ft. off of the required 20 ft. to a distance of 15.5 ft. at its closest point to
the rear yard (north) property line.
Purpose: To allow for the construction of a telecommunications tower.
Request: Waiver from Section 11.36, Industrial Zoning District, Subd. 6 (C)(3)
Setback Requirements
• .3 ft. off of the required 20 ft. to a distance of 19.7 ft. at its closest point to the
rear yard (west) property line.
Purpose: To allow for the construction of a telecommunications tower.
1015 Quebec Avenue North
Walter Swierczek, Applicant
Request: Waiver from Section 11.65, Shoreland Management Subd. 5(A)
Setback Requirements
• 6 ft. off of the required 50 ft. to a distance of 44 ft. at its closest point to the
Ordinary High Water Line along the south property line.
Purpose: To allow for the construction of a new porch.
6824 Knoll Street North
Alex Barnett, Applicant
Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11
(A)(3)(a) Side Yard Setback Requirements
• 7.6 ft. off of the required 15 ft. to a distance of 7.4 ft. at its closest point to the
side yard (east) property line.
Purpose: To allow for the construction of a two-stall garage.
III. Other Business
Election of Officers
IV. Adjournment
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Minutes of a Regular Meeting of the
Golden Valley Board of Zoning Appeals
April 26, 2016
A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday,
April 26, 2016, at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota. Chair
Perich called the meeting to order at 7:03 pm.
Those present were Members Maxwell, Nelson, Orenstein, Perich and Rfanning
Commission Representative Blum. Also present were Associate Planner/Grant Writer
Emily Goellner, and Administrative Assistant Lisa Wittman.
I. Approval of Minutes — March 22, 2016, Regular Meeting
MOVED by Orenstein, seconded by Perich and motion carried 4 tv 1 to approve the
March 22, 2016, minutes as submitted. Commissioner B1um abstained.
II. The Petition(s) are:
4127 Beverly Avenue
Paul and Anna Lakin, Applicants
Request: Waiver from Section 11.21, �ingle Family Zoning District, Subd. 11
(A)(3)(c) Side Yard Setback Requirements
• 1.9 ft, off of the required 8 ft. to`a distance of 6.1 ft. at its closest point to the
side yard (east) property (ine.
Purpose: To allow fo.r the construction of a new solarium/porch addition.
Request: Waiver�rom Section 11.21, Single Family Zoning District, Subd.
11(A)(5} Building Envelope Requirements
• 1 ft. outside of the building envelope, which is restricted to 15 ft. in height, for
an addition that is 16 ft. in height.
Purpose: To allow for the construction of a new solarium/porch addition.
Goellner referred to a location map and explained the applicants' proposal to construct
a 175 square foot solarium addition on top of an existing patio/retaining wall. Goellner
explained that the proposed solarium would need a variance of 1.9 ft. off of the required
8 ft. to a distance of 6.1 ft. from the side yard (east) property line and a variance from
the building envelope requirements to allow the proposed solarium to be 16 ft. in height
which is 1 foot outside of the allowed building envelope.
Minutes of the Golden Valley Board of Zoning Appeals
April 26, 2016
Page 2
Goellner noted that the applicants have stated that their unique circumstances include
the fact that this is a 40-foot wide lot with a relatively small buildable area, the proposed
solarium will be transparent and therefore less impactful than a typical building addition,
and the proposed solarium would be built on top of the existing patio/stair landing and
retaining wall which is already located 6.1 ft. from the east property line.
Nelson asked about variances granted in the past for this property when this house was
originally constructed. Goellner explained that in 2007 a different homeowner
demolished the original house and asked for three variances to construct this hou�e.
The Board of Zoning Appeals at the time approved a rear yard variance, but denied
variances for both side yards.
Perich asked if the Board were to approve the current variance reques#s if the '
homeowner can only construct a solarium, or if they could build something different.
Goellner stated that if the requested variances are approved the applicant;is only
allowed to build what they've proposed in their application.
Maxwell referred to the patio area and questioned if it was originally determined to be a
landing and landings are allowed to be in a setback area, if that is why the house is
shaped the way it is. Goellner said that is correct. The retaining wall and patio area was
interpreted at the time to be a landing. She clarified that land`mgs are considered to be
25 square feet or less in size and that stairs and landings are allowed to be located
within a setback area.
Maxwell asked if the requested height of the proposed solarium is 16 feet because that
is the height of the house. Goellner referred to a photo of the house and showed how
tall the proposed solarium would be. Martha Abbot, designer representing the applicant,
stated that there is a door leading out onto'the deck area so they are proposing to build
the solarium 16 ft. tall in order to,get the structure above that door. Orenstein asked
how tall the door is. Abbot stated fhat it would be possible to take out the existing door
and put in a shnrter doc�r, but they fhought it would be greener to use the existing door.
Nelson asked when thie applicants purchased the property. Abbot said they purchased
the horne three years ago. She explained that they would like to have some space on
the first floor that they can close off because the home is very open. She stated that it is
a narrow lot so there is limited space to add on to the house. She reiterated that the
proposed solarium will be transparent and will have minimal impact and added that it
would be set back almost 76 ft. from the street. She stated that the addition would be
on top of the retaining wall which already marks the edge of the house and that it won't
go any further into the setback area.
Qrenstein asked if the solarium would cantilever over the retaining wall. Abbot said no,
it will go no further into the setback area than the retaining wall already does.
Nelson asked Abbot if she has any drawings of the proposed solarium. Abbot said she
does not because she wanted to try to get the variance first before she charged her
Minutes of the Golden Valley Board of Zoning Appeals
April 26, 2016
Page 3
clients for drawings. She stated that she would be willing to table her variance requests
and bring schematic drawings back to the Board for consideration.
Nelson asked about the square footage of the house. Abbot said she thinks the house
is approximately 2,000 square feet in size.
Blum asked if the proposed solarium could be built with a rounded or angled roof to
avoid the height variance. Abbot stated that a flat roof would be in keeping.with the style
of the existing house.
Perich asked Abbot if they had considered any other options or locations for the
solarium. Abbot stated that if the solarium were built within the setback requirements it
would be too small. She said they considered building a solarium on the roof top, and
they considered building in the front yard, but those options would be more impactful.
Maxwell questioned if a variance would be needed to build the salariurn on the roof.
Abbot said yes, and explained that the access to the solarium would be through a
bedroom if they built it on the roof. Goellner noted that a uarianc� from the rear yard
setback requirement would be needed as well.
Nelson asked if the solarium could be built on the west side af the property. Abbot
stated that they would only have 3 ft. to work with:on the west side and that the east
side already has the space carved out for the propQsed addition.
Perich opened the public hearing. '
Neal Kielar, 4121 Beverly Auenue; said the setback requirements were different when
his house was built so the distance between their houses is very small. He stated that
the proposed addition would be very disruptive to him because it would be bringing the
applicants' everyday life closer to his house which would be very impactful. He stated
that when this house was built he spent a lot of money on window coverings and new
privacy windows because the applicants' house is taller and closer than the previous
house was.
Seeing and hearing no one`else wishing to comment, Perich closed the public hearing.
Nelson said she is sympathetic with the neighbor's comments and she agrees that the
houses are very close together.
Blum stated that the landing/retaining wall area seems like a deck and is already
pushing the limits so he is not in favor of this proposal. Nelson agreed and stated that
the applicants bought the home in 2013 and should know there are big limitations given
the size of the lot.
Perich said he is also struggling with how close the proposed solarium would be to the
side property line.
Minutes of the Golden Valley Board of Zoning Appeals
April 26, 2016
Page 4
Maxwell said he has similar concerns and thinks there are other options to build a
solarium on a different part of the house. He said he is not in favor of the proposed
location because it will be so impactful to the neighboring property.
MOVED by Nelson, seconded by Perich and motion carried unanimously to deny both
of the requested variances.
III. Other Business
Maxwell asked about the variance request on Sunnyridge Lane that was tabled at their
meeting last month. Goellner stated that the applicant for that propQsal has withdrawn her
request.
IV. Adjournment
The meeting was adjourned at 7:35 pm.
David Perich, Chair Lisa Wittman, Administrative Assistant
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Date: May 24, 2016
To: Golden Valley Board of Zoning Appeals
From: Emily Goellner, Associate Planner/Grant Writer
Subject: 6100 Olson Memorial Highway
Verizon Wireless, Applicant
Rob Viera of Buell Consulting is seeking two variances from the City Code on behalf of Verizon
Wireless to erect a telecommunications tower in the rear yard of 6100 Olson Memorial Highway.
The applicant is seeking a variance of 4.5 feet off the required rear yard setback of 20 feet to a
distance of 15.5 feet from the rear yard (north) property line. The applicant is also seeking a
variance of.3 feet off the required 20 feet to a distance of 19.7 feet from the rear yard (west)
property line.
The Electronic Center is the largest of eight tenants at this property. The property is zoned for
Industrial use and it is guided for Industrial use in the Comprehensive Plan. This tower proposal
received approval from the City Council for a Conditional Use Permit on May 17, 2016.
The proposed telecommunications tower is a monopole, which are common throughout the
community. A monopole is a free-standing, self-supporting telecommunications tower that uses a
single pole. A generator and a platform for other electrical equipment is included in this proposal
and would be screened from view. Even though this tower would be located in an area that can
be used for two parking spaces, there will be no shortage in parking caused by this proposal.
New telecommunications towers must be placed in a location that is as visually unobtrusive as
possible. Staff finds that the proposed location meets that requirement. The applicant would like
to place the tower in the rear yard of the property near transmission lines, industrial buildings,
and railroads. There are not any residential properties located near this proposed tower.
The applicant notes that this location for the tower was chosen in order to be located as far into
the rear yard as possible to minimize interference with tenants utilizing the rear parking lot and
loading docks. By locating in this area,the applicant can minimize the amount of parking spaces
that will be removed in order to erect this tower and its associated electrical equipment. The
applicant originally investigated the option of locating the tower in the northeastern part of the
lot, which has a triangle shape. This option was not practical due to the proximity of electrical
transmission lines. The location in this proposal nearly meets the minimum setback of 20 feet,
but in order to locate this facility on the edge of the parking lot, small variances are requested.
According to the approval of the Conditional Use Permit, if the setback variances are not granted,
the applicant must Iocate the monopole in a similar location in the rear yard of the property and
an updated site plan shall be submitted to the City.
The proposal requires variances from the following sections of City Code:
Section 11.36, Industrial Zoning District, Subd. 6(C)(3) Side and Rear Yard Setback Requirements:
The minimum rear yard (north) setback requirement is 20 feet. The Applicant is requesting a
variance of 4.5 feet off of the required 20 feet to a distance of 15.5 feet at the edge of the
tower's base to the rear yard (north) property line. The applicant is also requesting a variance of
.3 feet off the required 20 feet to a distance of 19.7 feet at the edge of the tower's base to the
rear yard (west) property 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 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 recognizes that the shape of this lot is unique, particularly in the rear yard. The applicant
wants to locate the telecommunications tower as close to the rear yard property lines as possible
in order to minimize interference with loading docks and activities associated with this the eight
tenants that occupy this Industrial building. Staff finds that there is a viable option available to
the applicant that does not require variances to the rear yard setbacks. If the tower is erected in
a location 20 feet from both property lines, this will cause the need to utilize a third parking
space in the parking lot. Since there is significant excess of parking spaces on the property (about
50 spaces), staff does not see this as a reason to approve the variance requests as proposed. Staff
does not believe that this solution will interfere with other tenants' use of the rear yard of the
property.
Staff recommends denial of the request for a variance of 4.5 feet off the required rear yard
setback of 20 feet to a distance of 15.5 feet from the rear yard (north) property line.
Staff recommends denial of the request for a variance of.3 feet off the required rear yard
setback of 20 feet to a distance of 19.7 feet from the rear yard (west) property line.
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Street address of property in this application:
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Name:
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Phone Number: Email Address:
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Provide a detailed description of the variance(s)being requested:
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Provide a detailed description of need for a variance from the Zoning Code,including description of building(s),description of proposed
addition(s},and description of proposed alteration(s)to property:
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Minnesota State Statue 462.357 requires that a property exhibit"practical difficulties"in order for a variance to be cnnsidered. 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 q62.357,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.
Provide a detailed description of the variance being requested:
Verizon Wireless is requesting a variance to the 20' required rear and side year setbacks.As proposed,
Verizon Wireless'communications monopole will be setback 17'1"from the rear yard,their equipment
platform will be setback 19'1"from the side property line, and their generator will be setback 15'5"
from the rear property line.
Provide a detailed description of need for a variance from the Zoning Code,including a description of
the building(s),desription of proposed addition(s),and description of the proposed alteration(s)to
the property:
Verizon is proposing to construct an 80' monopole (built to accommodate 2 additional users)that will be
galvanized steel,a 14'x 9'4" equipment platform that'll house Verizon's 4 operating cabinets
(apprpximately the size of a refrigerator),and a small,20kw generator(on a 4'x 8'concrete pad)as a
back-up power source.Verizon is seeking this variance from the required 20' rear and side yard setback
due to the property's irregular configuration in order to improve its coverage to this
industrial/commercial area near Highway 100 and Highway 55 as evidenced by the materials included by
a Verizon engineer including a narrative, propagation maps(showing existing coverage vs. proposed
coverage),and additional information contained herein.This is the most logical location for this
equipt�nent as it's in the rear yard,will not interfere with any of the existing tenant's operations,will on►y
require the removal of 2 parking spaces(the property is large enough to have another 50 parking spaces
added), and is far enough away from Xcel's existing transmission lines so as not to cause interfrence. It
should be noted that the property lines from which Verizon is seeking a setback variance is immediately
adjacent to a property owned by this same property owner.
Explain the need for your variance request and how it will result in a reasonable use of the property:
This proposed location of the monopole and related equipment will be in the far rear yard as possible of
the property and will nat interfere with any existing use.Verizon is�ropDsing to take up two parking
spaceg with its equipment,but as evidenced by the information from the property owner,there's
adequate,existing parking and a paved surface for additional parking spaces. Industrially-zoned parcels
that are encompassed by other like-kind uses are,typically, most suitable for these types of installations.
What is unique about your property and how do you feel it necessitates a variance:
The property is an irregularly-shaped parcel with a triangle-shaped area in the NE corner.That area was
considered for the location for Verizon's equipment but the setbacks couldn't be met in that location
either,the area is comprised mainly of fill (not solid ground),and it's very close to Xcel's overhead
power lines,which can cause interference to Verizon's system.Thus,we looked for the second-best
location on the property that was in the rear-yard and out of the way of the day-to-day busininess
operations of the building's tenants. Unfortunately,this location is a few feet short of ineeting#he
zoning district's 20' rear and side yard setbacks. It should be noted,again,that this same property
owner that owns this parcel at 6100 Olson Memorial Hwy,also owns the property immediately adjacent
to the north.
Explain how the need for a variance is based on circumstances that are not a result of a landowner
action:
Verizon's proposed location for the monopole and related equipment is the most logical on the praperty
due to two factors: i)Th+s property is irregularly shaped in the NE corner where setbacks also can't be
met,and,2) has Xcel transmission lines running along the eastern border,which could cause
interference with Verizon's system. Hence,an alternate location in the rear yard of this parcel was
selected that's tucked back in the rer yard and out of the way of the existing tenant's day to day
operations while taking as few existing parking spaces as possible and abutting another industrial
property owned by the same property owner.
Explain how,if granted,the proposed variance will not alter the essential character of your
neighborhood and Golden Valley as a whole:
When searching for locations to build a tower, I first search for co-location possibilties on existing
towers and when that's not an option,seek out industrially-zoned properties that are as far away from
residentia� neighborhoods as possible.This proposed 80' monopole is in the rear-yard of this industrial
property surrounded by other industrial, non-residential uses and only a few hundred feet away from
equally as tall(if not taller)Xcel transmission towers. These types of industrially-zoned properties in an
all commercial/industrial zone are the most logical places for towers where they are the least visible to
the public and, in this case,can provide the necessary network enhancements for Verizon's customers.
Please describe alterna#e ways#o do�r�rojec##hat do nc�#reqaire a variance#ro�#he�onit�g
Code:
As stated earlier,Verizon first seeks to co-locate their antennas on existing towers, buildings,or water
towers.With the great demand of wireless communications and the need for more and more antenna
locations, co-location isn't always an option.Thus,new towers are necessary to provide wireless
communications coverage utilized by every facet of the population,from everyday citizens to law
enforcemerlt,fire-fighters,and emergency responders. These industrial zones are the most logical
location to place these types of towers and the landowner and I determined that this is the only location
that doesn't interfere with the property's use,takes up as few parking spaces as possible, is the least
obtrusive as possible, is far enough away from existing Xcel transmission towers so as not to cause
interference,and is able to have the ground equipment screened from view from all viewpoints with a
fence and landscaping. Unfortunately,the tower is less than 3'shy of ineeting the required 20'setback.
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P"hys�cal D�velopment T���ar��n�nt
763-593-809�/763-593-81�9{fax?
Date: May 24, 2016
To: Golden Valley Board of Zoning Appeals
From: Emily Goellner, Associate Planner/Grant Writer
Subject: 1015 Quebec Avenue North
Walter Swierczek, Applicant
Walter Swierczek, owner of the property at 1015 Quebec Avenue North, is seeking a variance
from the City Code to construct a new porch in the same location as an existing non-conforming
deck. The applicant is seeking a variance of 6 feet off of the required 50 feet to a distance of 44
feet at its closest point to the Bassett Creek Ordinary High Water Mark.
The current owner of this property would like to remove a deck that was built by a previous
owner without a building permit and replace it with a front porch that is slightly smaller in size.
The existing deck and the proposed front porch would be approximately 108 square feet in size (6
feet wide and 18 feet long). If the variance is not granted,the City Code allows the applicant to
build a 25 square foot (5 feet long and 5 feet wide) landing with stairs.
The home on this property was built in 1947 and had been located too close to the property line
along Bassett Drive, a platted but undeveloped street that is used for underground utilities. In
1977, a previous owner was granted a variance to build a two stall garage 26.3 feet from the
south property line. In 1994, a previous owner received variances to the front and rear yard
setbacks to build an addition on the east side of the home to be used as a workshop. The
variance was granted since the addition was no closer to the south property line (and Bassett
Creek)than the existing house.
The applicant notes that the lot is triangular and the house is located closer to the south property
line that borders Bassett Creek. Since setbacks are larger when adjacent to Bassett Creek,this
significantly reduces the buildable area. Aside from the size and shape of the lot, grading is also a
limiting factor for constructability of any additions. Construction of a deck or porch is limited by a
relatively small buildable area in comparison to other residential properties located in Golden
Valley.
There was a survey completed in 1994, which showed a distance of 56 feet between the house
and the Ordinary High Water Mark for Bassett Creek, which is the line used to measure setback
requirements. When a survey was completed in February 2016, the distance between the house
and the Ordinary High Water Mark was reduced to 50 feet. It's possible that a portion of this
change in distance was caused by erosion over time. It is also likely that a portion of this change
was caused by the City's Steam Bank Stabilization Project completed in 2015. According to City
Code, when the City worsens a non-conforming setback with a public improvement project, the
lot owner shall be entitled as a matter of right to obtain a variance for the non-conforming
setback. Even though the deck that exists today was built without a building permit, it is
important to take this point into consideration when evaluating this application.
The proposal requires variances from the following sections of City Code:
Section 11.65, Shoreland Management, Subd. 5(A) Zoning Provisions: The minimum (south)
setback requirement is 50 feet. The Applicant is requesting a variance of 6 feet off of the required
50 feet to a distance of 44 feet at its closest point to the Ordinary High Water Mark on the south
side of the property.
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.
The topography of the site as well as the shape and size in which the property was platted cause
a set of practical difficulties that are unique to this property and not caused by the landowner.
City staff recognizes that this property is unique in that the buildable area is very limited due to
its triangular shape, the placement of the home on the lot, and the change in the Ordinary High
Water Mark since 1994. A variance is required for the replacement of the deck since the deck did
not receive a building permit prior to its construction by the previous owner. Staff finds that this
new and slightly smaller front porch would not compromise the essential character of the locality
since many homes in this area have varying setbacks, lot sizes, lot shapes, and challenging
topography. Staff finds that the proposed porch is a reasonable size that is comparable to the
existing home as well as to other homes in the neighborhood.
Staff recommends approval of the request for a Shoreland setback variance of 6 feet off of the
required 50 feet to a distance of 44 feet at its closest point to the Bassett Creek Ordinary High
Water Mark on the south side of the property.
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Plannin� � 7800 Golcier�V�lley Road,Gr�Eder�Valley,MN 55427-�S8f3 c:ity c7f
763-593 8095 � TTY:763-593-3968 j www.galdenvalleymn.gov � planning@galclenvalleymn.gov ()����
L I I val�ey
. . . . - . .
Street address of'prrrp�rty in this application: '
����l t7wL tt R-�7 e�C. '' �i/ ��
. • • • � •
Name(individual,or corporate entitiy):
��i-"��'L S uU�Q.�G Z.�`�.
Address:
1� !s t�w�6�_�. iUo
Phone Number: Email Address:
�'i 1 Z- 3(�C^ -2 2 a 3 �J 4ar�`z,-LZ t L'� ��1.�a�. c..t3/�
Authorized Representatiye(if ather t�ran aRplicant):
Name:
Address:
Phone Number: Email Address:
Property Owner{if other than applicant):
Name:
Address:
Phone Number: Email Address:
• � •
Provide a detailed description of the variance(s)being requested:
,�e-
.� � �t sti:,�rj �or ti �,o.,�' Q✓�'F r a�r.e �-o b�. G "�' �{6� ,,3 0 'f' S D '
�'ro� -�-1.e.._ Cre��, � w o�l c� � ��. � �4c�c� �1- j � ° 6� .
�{ ` .�.r. .�.-�- 'r� �--:��+ .
Provide a detailed description of need for a variance from the Zoning Code,including description of building(s),description of proposed
addition(s), and description of proposed alteration(s)to property:
'�"�� ho v-S�. t' �,� 5 P�.r q l(� ( ,,� `.��. -�-i.,� Cre e {� w�e, i'� S,�f.S
�D � -�o� i'�-,
Plar�nin� � 780Q Golcien ValEey Ro�d,Gc�lden Va(ley,MN 55427-4588 c:iCy c��
763-593-3095 � T7Y:763-593-3968 ( www.goldenvalleymn.gov � planning@goldenvalleymn.gov �j�(���
val�ey
• . • . - . . - . - .
Minnesota State Statue q62.357 requires that a property exhibit"practical difFicul�ies'' in order for a variance to be considered. Practicel '
diffieulties:
��'i resul#;in a use�that is k'easonable
•' are based an a problem that lis uniqus to#he property
• are not caused by the landowner
•' do not alter the essential charac#er af the locality
To dernanstra�e how you�reque�t will comply+�ith Minnesota Stafe Statute 4li2.�57, please respond�����o the foll�wing questions.
Explain the need for your variance request and how it will result in a reasonable use of the property.
�p hav� �,� uc+c�� � �.��.ve� -�-►,�:.-1- vu� �I /dolK- l�'/c� � -�-��ti"�'
�ao�� 1 w• C� l9�- �e�v;n� � no�- ct>.��^�«•,� ��c� ���,�i- i S
�;{p' .�.�r`�p+.,. -�-1.,� C�r t e t� rti o w. � v.s � �1 � � -�'�v� �k t� � �
�-1..� e�«.� -F��^ w �,. Z p,,.�tk���d -�� P ,-op�.�.� ;� 20 � 2.
What is unique about your property and how do you feel that it necessitates a variance?
j�r �'row. -� �e;� (�o��' .J hGv� �t 2t�� (�Jrf h: 11 � /�ec� �s ���
'(t'rfQS Q�n� �3ruS� . ��8 � 5rb�� � SS�� S � T�Q � 1��-
�0 c��t w �c 5 �c�c '� ClC>S'�r '{'o �-4. C����.
Explain how the need for a variance is based on circumstances that are not a result of a landowner action.
J- '�e�� �-l�x �r�c�C_ ►55u.�S on "f� �o`� i S ��e i SSu� ,
� j�A i1 tt �} �:,�v -� z � �� 1 �t� �1� ���vr�' Si�a��� � ti,r��_,��
h���
.�� r►�� •�-� r��:,.r"c�� �i�•e f', '1`�'�2 �rc.t`+� u.h S !'c c� v�L
��, ��� Z � f,�.
Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole.
� �e� c.� �`^� �o!'c..� c�3 0��� a d tl rn I o"F' !�-O"� l.�g�c�C� �-(a�v
C; 2�`' S�o� •
Plann�ng � 7800 Gc,lcier�Valley Ra�d,Gt>Ider�Va(I�:y,MN 554427-4588 �;it��t�f
763-593 8t195 � �i"'('Y:763-593-3958 ( wvvw.galdenval[eymn.gov � piarnning@goldenvalleymn.gov ������
val e�
• • • • - . . . - .
The City requests that you consider all available project options permitted by the Zoning Code before 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 from the Zoning Code.
A- 2 � �y�,p.� �a-� S+oaP ei (ow �i � �o� �„a�- !I l�-Lo ..W o�l-�
J
sJ
C����,
. �, . �
t�'' Current survey of yaur praper#y, including'propersed addition and new prapased building and s#ructure setbaeks�a copy of Galden
Valley's survey reqwi�ements is avail�6le upon r�quest;application considered incomplete without a current property'sur�ey)'
Q ' Qne current color phatograph af the area af�ected by the proposed variance(attach a printed photograph#o'this application or
'�� email'��a dig�ta)image���ta plan''ning@gvldenvalleymn.gov;submit additivna(photQgraphs as needed�
O '���� fee;$20o applicatioh fee,for Single-Family'Reside�kial,$3t��app�ication fee for all othe�'Znnir�g[7istricts
O ' Le�a1 Description:�xact legal description af the land invc�IwEd in this applicatio�(attach a separate she�t if neces�ary):
. •
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 there is no alternate way to achieve my objective except to seek a variance to
zoning rules and regulations. (give permission for Golden Valley staff,as well as members of the Board of Zoning Appeals,to enter my
property before the public hearing to inspect the area affected by this request. Please include printed name,signature,and date for ap-
plicant,authorized representative(if other than applicant), or property ower(if other than applicant).
Name of applicant(please print): tlf��-TE� �iW i�� t Z��
Signature of applicant: W r�i� �� Date: s � `�
Autharized Represen�ative(if o�her than applicant) '
Name(please print):
Signature: Dale:
Property Ownec{if otksr than applicant)
Name(please print):
Signature: Date:
Please note: The City of Golden �/alley will send notice of your variance request to all adjoining property owners as well as owners of
properties directfy across streets or affeys. Your neighbors have the right to address the Board of Zoning Appeals at your public hearing.
You are advised to persona(ly contact your neighbors and explain your project to them before the public hearing.
� This doeument is awailable in alternate formats upon a 72-hour request.Please call 763-593-8006(TTYE 763-593'-3968)to
. make a request. Examples of alternate formats may indude large print,electronic,6raille,audiocassette,etc. �
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I�"h.�sical T.��v�lr���nen� I�epartme��t
763-593-8t195 J 763-593-�1�9(fax}
Date: May 24, 2016
To: Golden Valley Board of Zoning Appeals
From: Emily Goellner, Associate Planner/Grant Writer
Subject: 6824 Knoll Street North
Alex Barnett, Applicant
Alex Barnett, owner of the property at 6824 Knoll Street North, is seeking a variance from the
City Code to replace the existing one stall garage with a two stall garage. The applicant is seeking
a variance of 7.6 feet off the required side yard setback of 15 feet to a distance of 7.4 feet from
the side yard (east) property line.
The property currently has a one stall garage that is approximately 288 square feet. The proposed
addition would increase the size of the garage to approximately 631 square feet. The proposed
garage would be approximately 27.6 feet long and 22.8 feet wide, which is a standard size for a
two stall garage.
The City allows eaves to be located within setbacks by 30 inches or less. The existing eave on this
house is 36 inches and the applicant would like to keep that consistent with the proposed
addition. Therefore, the applicant is requesting that a 36-inch eave be located 4.4 feet from the
east property line, rather than the 4.9 foot distance that would occur with the 30 inches that is
permitted in typical situations.
If a variance from the side yard setback is granted, the distance between the home at 6824 Knoll
Street and the neighboring home to the east, 6808 Knoll Street, would be approximately 26 feet
at the closest point (excluding eaves). The neighboring home is located approximately 19 feet
from the property line.
The applicant notes that the property is unique in that the home was built in 1960 when most
families owned one car instead of two. He notes that all of the homes on this block have a two
stall garage. The applicant would like to match the edge of the new garage stall with the existing
driveway pavement. Placing a detached garage in the rear yard was investigated, but it was not
the desirable option for the applicant. The applicant plans to keep the same design as the rest of
the house by designing a hip roof with the same height and pitch as the existing home.
The proposal requires a variance from the following section of City Code:
Section 11.21, Single Family Zoning District, Subd. 11(A)(3) Side Yard Setback Requirements: The
minimum side yard (east) setback requirement is 15 feet. The applicant is requesting a variance
of 7.6 feet off of the required 15 feet to a distance of 7.4 feet at its closest point to the side yard
(east) property line. The applicant is also requesting that the eave be 36 inches in width rather
than the typical 30 inches that is allowed into building setbacks.
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 area on this property in which a second garage stall could be
constructed is very limited due to the location of the existing home on the lot. Staff believes a
second garage stall addition to a one-stall garage is a reasonable use for this property. The home
was constructed on the lot closer to the east property line, which is the side of the home with the
existing garage. The current owner did not build the home and is constrained by its location on
the lot. Staff finds that an addition of this size would not compromise the essential character of
the locality.
Staff recommends approval of the request for a variance of 7.6 feet off the required side yard
setback of 15 feet to a distance of 7.4 feet from the side yard (east) property line. Staff also
recommends approval of the request for a 36-inch eave rather than the typical 30-inch eave.
. ... G842 6830 6824 68� �6746 ,6�8 6�30� 6724 6700 �20"�:
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Subject Property
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Planning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 city of
763-593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gov � planning@goldenvalleymn.gov ������
PLANNING APPLICATION valley
• • • • - . .
Street acldress of praperty in tliis application;'
. • • � . .
Name(individ I,or corporate entitiy):
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Address: ,
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Phone Number: Email Address:
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Authorized Representafive(if ather than applicant):
Name:
Address:
Phone Number: Email Address:
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P�operty'�wiier{if other than:�ppljcant) _ . `
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Name:
Address:
Phone Number: Email Address:
• � •
Provide a detailed description of the variance(s)being requested:
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Provide a detailed description of need for a variance from the Zoning Code, including description of building(s),description of proposed
addition(s),and description of proposed alteration(s)to property: �
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Planning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 �l(�r or
763-593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gov � planning@goldenvalleymn.gov r����(,a�
�> ��1�e�r
. . . . - . . . - .
Minnesata State St�tue;462.3�7 requires that a property exkiibit."practical difficulties"in order far;a vari�nce to be eonsidered. Practical
d;ifficulties:
• result in a use that is reasonable '
• are based an a problem that is unique to the property
• are no#caused by the landowner `
• do not alter the essential cliaraeter af the Ilocality:
To demanstrate'how your request will comply with Minnesota State Statute;4b2.357,please respond to th'e following questions.
Explain the need for your variance request and how it will result in a reasonable use of the property.
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What is unique about your property and how do you feel that it necessitates a variance?
�� �►� -�-� a,�\� ��.� c��,_ ��r�. o„� ..�.�,,,� �,�,�,\e. b l o�;�. � �� �o ul�.
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Explain how the need for a variance is based on circumstances that are not a result of a landowner action.
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Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole.
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Planning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 cit�y o� - ��
763-593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gov � planning@goldenvalleymn.gov ������
va1l�y
• • • • - . . - . - .
The City requests that you consider all available project options permitted by the Zoning Code before 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 from the Zoning Code.
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wo�,�c� ('� ��� �'� v�� ��� �-r�c.�s, �`v-�- a��-- �� � c�n�-a�C�
'�, � as��-S �� �� Y�,e���r ��`.
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A�Cui�ren�s�rYey qf your}iroperty,including p�-oposQ�l addat�on:and new propc>sed builcling ancl structirre s�tbaeks�a copy of Golden
Uall�y's suruey requir�ment�:is available upon request,,appl�cati4n ccanside.red.incompl�te:with.ou#a current property sur�ey)
[�One;current color photograph of the area aff�cted by the proposed variance(attach a pr.inted phatagraph to this application or '
�mail.a digital image ta planning�a g4ldenva(leymn;gov,subrnit additional photographs as needed)
C]: Feee$2qo application fee for Single-Family Residential;$30o application fee for all othe�Zoning Districts
�Legal Description:Exact legal descripti�n'of the land inuolved in this application(attach a separate sheet if necessary):
.
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 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 before the public hearing to inspect the area affected by this request. Please include printed name,signature,and date for ap-
plicant,authorized representative(if other than applicant),or property ower(if other than applicant).
Name of applicant(please print):�'��� � U���
Signature of applicant: �`'"� � �'�__ pate. ,j�� � `Q
Qutl�o'rized Repr�sen#atave`�if o#her than applicant�
Name(please print):
Signature• Date•
Property 4v�ne�(�f'otlier.#I�an applican�) ; #
Name(please print):
Signature: Date:
Ptease nofe:The City of Golden 1/al(ey will send notice of your variance request to all adjoining property owners as well as owners of
properties direct(y across streets or alleys. Your neighbors have the right to address the Boarcl of Zoning Appea(s at your public hearing.
You are advised to personally contact your neighbors and exp(ain your project to them before the public hearing.
� Thi�document is available in alteraate farriiats upon�a 72-hour�r�4uest.Plea�e call 763-593-$006(TTY:743-593-3948)to
make a request: Examples of alternate formats may include large print,�electronic,�Braille,autliocassette,etc.
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