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06-28-16 BZA Agenda Board of Zoning Appeals Regular Meeting Tuesday, June 28, 2016 7 pm 7800 Golden Valley Road Council Chambers I. Approval of Minutes — May 24, 2016, Regular Meeting II. The Petition(s) are: 1439 Tyrol Trail Michael and Caitv Bateman, Applicants Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11(A)(3)(b) Side Yard Setback Requirements • 8.9 ft. off of the required 12.5 ft. to a distance of 3.6 ft. at its closest point to the side yard (east) property line. Purpose: To allow for the construction of a new garage 1315 Angelo Drive Mohammad Vedadi, Applicant Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11(B) Height Limitations • 3.5 ft. over the 25 ft. of height allowed for a total height of 28.5 ft. Purpose: To allow for the construction of a new home. 1361 Mandan Avenue North Peqqv Lahammer, Applicant Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11(A)(3)(a) Side Yard Setback Requirements • 3 ft. off of the required 15 ft. to a distance of 12 ft. at its closest point to the side yard (south) property line. Purpose: To allow for the construction of a new deck. Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11(Aj(1) Front Yard Setback Requirements • 10.67 ft. off of the required 30 ft. to a distance of 19.33 ft. at its closest point to the front yard (west) property line. Purpose: To allow for the construction of a new deck. III. Other Business IV. Adjournment l l�is c3�cun�e��t is available ii7 alter��ate ftirmats upan �72-hour request. ��lease call °; 'i 763-5��3-�tJC)6(TTY: 763-593-3968)to rn�ke� request. E�arr�pies of altc�rr�ate fc�rr��ats ' (� � ` n�ay i��clutle large�ari�it,eleetronic, �raille,a��tJiacassette,etc. 1' �. A� Minutes of a Regular Meeting of the Golden Valley Board of Zoning Appeals May 24, 2016 A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday, May 24, 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 Planning Commission Representative Waldhauser. Also present were Associate Planner/Grant Writer Emily Goellner, and Administrative Assistant Lisa Wittman. I. Approval of Minutes—April 26, 2016, Regular Meeting MOVED by Orenstein, seconded by Maxwell and motion carried 4 to 1 to approve the April 26, 2016, minutes as submitted. Waldhauser abstained. II. The Petition(s) are: 6100 Olson Memorial Highway Verizon Wireless, Applicant Request: Waiver from Section 11.36, Inclustrial Zar�ing 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. Goellner inforrned the Board that the applicant for this proposal withdrew their application and submitted plans for a telecommunications tower that meets setback requirements. 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. Minutes of the Golden Valley Board of Zoning Appeals May 24, 2016 Page 2 Purpose: To allow for the construction of a new porch. Goellner referred to a location map of the property and explained the applicant's request to remove an existing non-conforming deck and replace it with a front porch in the same location. She stated that the required setback from the Ordinary High Water �ine is 50 ft. and the applicant is proposing to construct the porch 44 ft. from the Ordinary High Water Line of Bassett Creek. Goellner noted that the applicant's stated unique circumstance is that due tQ the City's stream bank stabilization project, the Ordinary High Water Line of the creek has changed. Goellner explained that the applicant submitted a survey from 1994 showing that the porch currently being proposed would have met the 50-foot setback requirement at that time. She explained that if the City worsens a non-conforming setback with a public improvement project a property owner is entitled to obtain a variance by right for the non- conforming setback. Goellner stated that staff is recommending approval of the requested variance due to the City's stabilization project, the triangular shape of the lot which restricts the buildable area, the existing deck was built by a previous owner, and the location of the existing house and the topography on the lot is challenging. She added that the proposed porch is reas�nably sized and will provide a typical front entrance to the house. Waldhauser noted that the stream bank stabili�attion project made most areas of the creek more meandering, but this section of it may have been straightened because the homes on the opposite side of this home are much closer to the creek. Walter Swierczek, Applicant, said he h�s lived in this home for 14 years and would like to put a front entry on the house. He said he has been discussing his proposal with the City since February and that the only other thing he can do without a variance is put a 25 square foot landing where the deck is currently located. He said he thinks the existing deck is 42 ft. away from the Ord'inary High Water Line and the proposed new porch will be 44 ft. away and no matter what'he builds, it would still be located within the 50 ft. setback area. Waldhauser asked about the dimensions of the proposed porch. Swierczek said it will be 18 ft. x 6 ft. in size. Waldhauser asked Swierczek if he has checked the soils to make sure it can support the proposed porch. Swierczek said yes. Perich opened t`he public hearing. Seeing and hearing no one wishing to comment, Perich closed the public hearing. MOVED by Nelson, seconded by Maxwell and motion carried unanimously to approve the variance request for 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. Minutes of the Golden Valley Board of Zoning Appeals May 24, 2016 Page 3 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. Goellner referred to a survey of the property and explained the applicant's request to construct a second garage stall 7.4 ft. away from the side yard property l,ine that would line up with the edge of the existing driveway. She stated that the'applicant is also proposing to have 36-inch wide eaves on the garage addition in order to match the size of the eaves on the rest of the house. She stated that the Zoning Code allows 30-inch wide eaves/overhangs to be located in the setback area. Goellner noted that the applicant's stated unique circumstances incfude the fact that the home was built with a one-stall garage, a detached garage located in the rear yard would not be as practical, and 36-inch wide overhangs already exist on the rest of the home. She stated that staff is recommending approval of the requested variance because it is unique to have a one stall garage, the home was not built by the current landowner, the proposed size of the two-stall garage is reasonable and consistent with the homes in the neighborhood, and the existing home has 36-inch wide eaves. Waldhauser asked if the neighboring property to the east was informed of this proposal. Goellner said a hearing notice for this meeting was sent to them. She added that the neighboring home to the east is located approximately 19 ft. from the property line. Alex Barnett, Applicant, stated that it would be nice to be able to put two cars in a garage. He stated that`this is the only house in the neighborhood with a one-stall garage so his proposed garage would fit in better with the rest of the homes around his if it has two-staJls. He added that the homes on both sides of his also have 36-inch wide eaves and that they have said they are ok with his proposal. Waldhauser asked if there will be a wall between the two garage stalls. Barnett said no, the space will be open inside and it will have one 16-foot wide garage door. Waldhauser asked if the space will be used to store a boat. Barnett said yes, he would like to put his boat in the garage in the summer and only have one car outside. Perich opened the public hearing. Seeing and hearing no one wishing to comment, Perich closed the public hearing. Nelson said the Board usually does what it can to allow people to have two garage stalls. She added that a detached garage would be much more impactful to the neighborhood. Perich agreed and said that in regard to the request for 36-inch wide Minutes of the Golden Valley Board of Zoning Appeals May 24, 2016 Page 4 eaves he thinks it would look odd to have one eave be a different size than the others on the house. MOVED by Nelson, seconded by Maxwell and motion carried unanimously to approve the variance request for 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. II1. Other Business Election of Officers MOVED by Nelson, seconded by Maxwell and motion carried unanimously to elect Perich as Chair. Perich accepted the nomination. MOVED by Nelson, seconded by Perich and motion carried unanimously to elect Maxwell as Vice Chair. Maxwell accepted the nomination. IV. Adjournment David Perich, Chair Lisa Wittman, Administrative Assistant ����� ��� , � �.� ��� � � �� ��� .C, � � '+�.�.� � �,���. � � � ��/// _� �� � �$ i'` ��!� �u,� yy��y.. �i �� .: T 3 �� � / �f��: ���'�''`����'� �' �^sa � �� �.a� �a �� °� � .`�ia 3.,. ��,� .,<..,,/ :,.a?� �., «, �:i�3��. ��� u �`1���i�;�l I3ev��c��p:m+�n� I��p�rtrnen� 7fi3_.�9�-S(�5�s l 7�i�-593�-81 t�9 �fax� Date: June 28, 2016 To: Golden Valley Board of Zoning Appeals From: Emily Goellner, Associate Planner/Grant Writer Subject: 1439 Tyrol Trail Michael and Caity Bateman, Applicant Michael and Caity Bateman, owners of the property at 1439 Tyrol Trail, are seeking a variance from the City Code to replace the existing two stall garage with a two stall garage and deck. The applicant is seeking a variance of 8.9 feet off the required side yard setback of 12.5 feet to a distance of 3,6 feet from the side yard (east) property line. The property currently has a two stall garage that is approximately 520 square feet in size and is located 23.9 feet from the east property line. It is 22.6 feet wide and 23 feet long. The proposed addition would increase the size of the garage to approximately 600 square feet and move the garage 20 feet to the east. The proposed distance between the garage and the property line is 3.6 feet, which requires additional fire-rated materials for construction according to Minnesota State Building Code. A deck would be built on top of the new garage. The proposed garage and deck would be approximately 20 feet wide and 28 feet long, which is a standard size for a two stall garage. The existing garage would be converted into a work room. If a variance from the side yard setback is granted, the distance between the home at 1439 Tyrol Trail and the neighboring home to the east, 1445 Tyrol Trail, would be approximately 16 feet at the closest point. The neighboring home is located approximately 12 feet from the property line. The applicant notes that the home was built around 1937, when garages were smaller than today's standards. At 23 feet long and 22.6 feet wide, the applicant states that there is limited room to maneuver vehicles and store items. Since it is a tuck-under garage, options to expand are limited. It's also noted that the shape of the driveway makes it challenging to enter and exit. It's noted that the topography of the site also limits the ability to expand the garage. The applicant plans to keep the same design as the rest of the house by using brick. The applicant also notes that a very similar proposal was granted a variance by the City in 1983, but was not constructed. 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 12.5 feet. The applicant is requesting a variance of 8.9 feet off of the required 12.5 feet to a distance of 3.6 feet at its closest point to the side yard (east) 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. City staff recognizes that the area on this property in which a garage expansion could be constructed is very limited due to the location of the existing home on the lot, challenging topography, and presence of a tuck-under garage that requires turning movements in order to enter and exit. While staff is sympathetic to the inconvenience of maneuvering vehicles on this property, staff does not find that the request constitutes a practical difficulty that cannot be overcome without a variance. The proposed distance between the garage/deck and eastern property line would alter the essential character of the locality. There is an existing two stall garage and deck on this property today and they are located in reasonable locations that do not negatively affect surrounding properties. Placing a garage and deck this far into the required minimum setback is not necessary in order to allow the owner to use the property in a reasonable manner. Staff understands that a deck would be a good way to utilize the space on top of the proposed garage, but it would create outdoor living space 3.6 feet from the side yard property line and decrease the distance between the home at 1439 Tyrol Trail and the home to the east, 1445 Tyrol Trail, by 20 feet, which is equivalent to 56% of the current distance between the two homes (36 feet). Although a variance was received in 1983, variances are now granted in a different manner. There is no longer a requirement that the owner experience a hardship and signatures from adjacent property owners are no longer required. The approval received 33 years ago did not include a deck on top of the garage, which staff sees as very impactful to the character of the locality in the location that is proposed. Staff recommends denial of the request for a variance of 8.9 feet off the required side yard setback of 12.5 feet to a distance of 3.6 feet from the side yard (east) property line. 4117 4111 y007 1301 1300 4101 5015 1304 1324 1308 340 .f 132 0 �31Z Subject Property: 1310 ~� � 1316 1439 Tyrol Trail 1370 - •al:r :� ..:.�.. ,,� ..:.vLv •� � :: 1317 1415 . :v�v,�° 1345`::'',Se, 1400 _:':i:�,:::tl.;;:�.'� 1315 �:-:�.;.....�,;..--�yy 1416 1/✓.a_.___'`�'0 t 131 7 r�'� 1319 1445 �42� 1404 1439 1435 ,a°6 ,a2s i MINNEAP �aoa �aio �a�� ' ! � , i , �soo 410 ��� 1504 • 1415 1307 416 1515 1414 1425 1512 1510 1575 1509 � �azo \ South Tyro!Park i s2� 1439 �' 15� i 1523 1520 �. " '". 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 golden PLANNING APPLICATION valley . . . . - . . Street address of property in this application: 1439 Tyrol Trail South • � . Name(individual,or corporate entitiy): Michael and Caity eateman Address: 1439 Tyrol Trail South,Golden Valley,MN 55416 Phone number: 612-819-6486 Email address: mgbateman@googlemail.com ����� :������„�" ��t'eS�e�t��A'jv���(!f other t�at�applicant): . Name: .. , Address: Phone number: Email address: � , �,. �pt���r'��t���C��vr�er(if otherthan appl�ca.nt):' Name: Address: Phone number: Email address: • � . • Provide a detailed description of the variance(s)being requested: We are requesting that the north sideyard setback be reduced from the required 12'0"to 3'9"for the construction of an attached garage to the existing residence. 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: The current home is situated on a hilly site with a tuckunder garage that requires a difficuit 90 degree turn to enter the garage.The existing garage also has a pair of small and short doors and contains a column in the center of the garage that makes it difficult to get in and out of a car.We would like to add a 2 car garage,single story garage with deck and railing on the north side of the property that would allow direct,straight on access from the street.To meet the current set back of 12'would only allow an 11'0"garage-basically a single car garage. By working with a 3'9"setback,this would allow a 20'garage,which is slightly small in width for a garage but would be adequate for our needs.The area for the proposed garage is now a driveway so the property use would not change. 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 �olden valley • • • • - . . . - . Minnesota State Statue 46z.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 thelandowner • 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. We would like enough space for a 2 car garage. Working within the 12'0"setback requirement does not allow us this opportunity to provide an adequate width for a 2 car garage.The current garage is difficult to enter and requires a number of turning steps to enter and exit properly. Direct Front access allows safe access to the new garage.The area of our site for the proposed new garage,would cover the existing hard-surface,driveway,and in effec t, we are not changing the use of that section of our property. The existing driveway location will remain. What is unique about your property and how do you feel that it necessitates a variance? This original home was built in 1937(±) and sits within the existing setbacks. It is a classic two story home.Garage use has changed and the desire for space for 2 cars as well as storage is compromised on this site. There is not room on the south side of the house for a garage and the site does not have an alley or rear access,so the current location and proposed new garage location make sense on this site. Explain how the need for a variance is based on circumstances that are not a result of a landowner action. We purchased this home a few months ago and the current location on the site has not changed since the time it was built. Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole. This proposed project and variance should have little effect on the essential character of the neighborhood and Golden Valley.As you can see in the attached documents, a variance request was asked for and approved in 1983 for essentially the same project.We have taken steps to lower the impact by dropping the height of the garage, not changing the driveway or location of the garage, making sure there is positive drainage from the rear of the site and sideyard between the neighbors,and will use brick on the front of the garage to make the new garage match the current home.The garage is also small , not 3 cars and is based on the current site conditions.This also is a single story structure which will have minimal impact on the site and the neighborhood. A usable,2 car garage is a reasonable request for any housing in Golden Valley.This garage will blend in seamlessly with the neighborhood and the surrounding landscape and housing. 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 p�lden L� valley • � • � ' . . • - • 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. As noted above,the south property line is inadequate for a 2 car garage.It would also require extensive site work and excavation.This would not be an option. Moving the garage forward in the proposed location would not be good because it would require a front yard setback as well as a sideyard setback. We did review a 5'north sideyard setback option,however this would only provide an 18'wide garage which is barely large enough for a standard 16' garage door and also is narrow and difficult to open car doors when both would be in the garage at the same time.It also would be narrow and difficult to walk around the cars to enter the house.The proposed setback variance would have the least impact on the house and neighborhood and seems to be the best alternative. � � O Current survey of your property,including proposed addition and new proposed building and structure setbacks(a copy of Golden Valley's survey requirements is available upon request;application considered incomplete without a current propertysurvey) O One current color photograph of the area afFected by the proposed variance(attach a printed photograph to this application or emai)a digital image toplanning�agoldenvalleymn.gov;submit additional photographs as needed) O Fee:$20o application fee for Single-Family Residential,$30o application fee for all other Zoning Districts � Legal description:Exact legal description of the land involved 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 pro erty ower(if other than applicant). Name of Applicant(please rin{ �� � � � ( ��� Signature of Applicant: -- Date: � � �� - ,� �,,i = v � r�� �, ., , , �Ar�fl,�r� e� epresent�t����tfat�herthanapplicant)� �,,.��� ���� , +��� ��'�`��^ _;,� '.�� � � Name(please print): Signature• Date: Property Owner,(if o4her;than applicant) Name(please print): Signature• Date• Please note:The City of Golden 1/alley will send notice of your variance request to afl adjoining property owners as we(f as owners of properties directly across streets or alfeys. Your neighbors have the right to address the Board of Zoning Appeals at your public hearing. You are advised to personalfy contact your neighbors and explain your project to them before the pubfic hearing. This tlocument is available in alternate formats upon a 72-hour request.Please call 763-593-8006(TTY:763-593-3968)to � make a request. 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WJ.�,a�. ,��,,� }�" , . . . , �8�"^�a�k*'�".'.�`+� t--ehe•:�.1+5�s° ' � S ,f� Y ���. �.�^. � ,. _ .,...,.. . _ .v....«o..���fi....,,..,�.._.,,.. ,3'�' .&c.:..:.�,»"�,.s,� . < � MINUTES OF A REGUtAR MEETING OF THE GOLUEN VALLEY BOARO OF ZONING APPEALS NOVEMBER 10, 1983 The regular meeting of the Golden V lley Board of Zoning Appeals was held sday, November 10, 1983, at 7.3 P.M. in the Cauncil Chambers of the�Civic ��x Cente , 800 Galden Valley Road, Go den Valley, PM1innesota. ����""' � � �`� , The follow�ng ard members were pr sent: ��.���'� �� .� Chairman, Mahlon Sw g ,�. Glen Christiansen �k k�� Art F1 annagan ,-���� Mike Sell �'" Larry Smith (alternate) ��� P chek. Absent by prior arrangem� , Herb a The first order o� usiness was appr val of the minute , a regular meeting held October 1� � 983, copies of whi h had previously been � ibuted to the Board. �� � .-�� Larr mith moved to approve the mini�tes as written and presented. Se"and ike Sell and upon vote carried. 83-11-28 (Map 10) Residential Tyro rai a7e R. Clift • The Petition is for waiver of Section 3A.06(3� side setback for 8.2 feet off the required 12 feet side setback to a setback of 3.9 feet from the east lot line to the proposed attached garage addition. Mr. Clift was present. The petition was in order, consent had been obtained from all adjacent properties except the neighbor directly abutting the pra- posal. Mr. Clift explained that the home is rented, that the owner is presently institutionalized, however, he did have a letter from the owner's authorized representative with consent for his proposal. Mr. Clift said his wife had delivered it to the City. The secretary said it had not been received at the Zoning & Inspection Department, at least to his knowledge. Mr. Clift said they had moved into the home approximately six weeks ago. The present tuck-under garage must be entere� from the side. The garage area is very small and extremely difficult to enter and exit from. The proposed addition would provide for direct front entry. Following further review of the plans and discussion on the required grading, Mike Sell moved to approve the waiver as requested subject to the ietter being provided fram the adjacent neighbor. In doing so, Sell noted the topography prohibits any passibility of locating a garage to the rear. } Board of Zoning Appeals " Page 2 November 10, 1983 The mation for approval was seconded by Glen Christiansen also subject to receipt of the letter as noted. During further discussion on the motion, Mike Sell ca7led attention to the garage as being the very minimum width for two cars. The vote was called on the motion and it was unanimous for approval. 8�-11-29 (Map 1) Residential � 24 yrd Avenue N�rth Th s Nevin Petition is for waiver of Section .06(3) side setba for 7.1 feet off the required 11.2 feet f om the northwest lot line to •�, a distance f 4.1 feet from the lot line a� at i ts clos st poi nt to the house as i t :����'� "' now exi sts, nd for wai ver of �;:�"� kr� . ;. S, � 3A.06(i � ��''� front setba for 1.2 feet off the requi,��� °�. 35 foot fro setback to a setback af _� .8 �feet from t` front lot yine to th use as now exi s � Th `. yurpose ;.,f the wai ver ' o al lo , a��f'ul ly conf 'mi ng a,.�di ti on l oca w ,. •-"�o the rear to be �uilt � the ho " �is presentiy non-con � rmi Mr. Nevin was present. The petitii ' �n order. Gonsent had been obtained from all adjacent properties ����' Mr. Nevins has propose.���a��dd�iti� : ' home that is totally to the rear and fully conforms. A.��rent regi ; re ur �. done October 19, �983 revealed the house as it ex,'�s�is non-con ming, s it ` 33.8 feet from the front lot line. (35 feet r `��red� and it i .::4.15 fee: fr�m t northwest lot line (11 .2 feet require � � The Board rev�, `ed the su ey and ussed the proposed addition to t. rear. ', - �.��� � �� rt F1 annagan sai d h�"�has no probl em th the propos'�.,� as i t i s through no fault of Mr. Nevin . hat the house wa � constructed in � " or many years ago. The owner should ; t be penalized by p; hibiting a fully°_„ onforming addition. It would be an treme hardship to cor ct an existing co ition. � Larry Smith . ,. id approval would be per . ctly consistent with' evious actions by the Boa,r� `on similar existing situa � ons in all other zanin categories. ,� �.. Glen Chr'�stiansen said it would be fin cially and construction-wise prohibitive to att pt ta rebuild and relocate the;' `ouse just to add on �an addition that confo s. :''; `.{� Ar� Flannagan moved to approve the wai�er as requested for the existing ��icture. 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The applicant is seeking a variance of 3.5 feet over the 25 feet of height allowed for a total height of 28.5 feet. The current home is a two-story walkout with a one stall tuck-under garage. It is 3,500 square feet in size with 15-foot setbacks on each side of the home. It has a pitched roof and the height is estimated to be approximately 18-20 feet at the midpoint of the pitched roof. The maximum height for a pitched roof is 28 feet and the maximum height for a flat roof is 25 feet. The proposed home would be 5,000 square feet in size with 12.5-foot setbacks on each side of the home. The new home would utilize the same location of the existing tuck-under garage, driveway and retaining walls on each side of the home. The applicant is proposing to include a rooftop terrace, which would include a seating area underneath a shade trellis, solar collectors, and a rooftop access room with an elevator, stairwell, and small bathroom. The rooftop access room and shade trellis would be located near the geographic center of the property. The home would have a flat roof and the proposed height is 28.5 feet at its tallest point. The height is measured to the top of the roof access room and the rooftop trellis. The chimney is slightly taller, but chimneys are not included in the height measurement. Since the rooftop access room and rooftop shade trellis are located near the center of the home, it would fit within the maximum height requirement and allowable building envelope ifthe home had a pitched roof. This issues has brought an important issue to light for staff. Since the new side setback regulations incorporated a "wedding cake" or "stepping back" approach in which the building envelope becomes smaller on the second story (at a 2:1 slope), there may no longer be a need to differentiate the maximum height between pitched and flat roofs. Staff is studying potential solutions to this issue as part of a larger research project on height and grading regulations for new residential construction. The applicant notes that the new home would be placed in the same location as the existing home and it would provide the opportunity for a summer rooftop terrace with a shade trellis. The rooftop access will also allow for maintenance of the proposed solar collectors. If a variance from the maximum height requirement is granted, the applicant notes that the rooftop access room and shade trellis would not be easily visible from surrounding properties or from Angelo Drive. The proposal requires a variance from the following section of City Code: Section 11.21, Single Family Zoning District, Subd. 11(B) Height Limitations: The maximum height is 25 feet for flat roof houses. The applicant is requesting a variance of 3.5 feet over the 25 feet of height allowed for a total height of 28.5 feet. 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 existing tuck-under garage and presence of slopes and retaining walls is unique to the property. The applicant would like to utilize these features for the construction of a new home, but it limits the maximum height allowed for a new home. A rooftop terrace is a unique asset for a home in Golden Valley and it would not be deemed a necessary component of a new home that constitutes the need for a variance. Typically, if an applicant was unable to build a rooftop terrace within the restrictions of the City Code, staff would not deem this a practical difficulty. However, if this home had a pitched roof, this rooftop access room and trellis would be compliant with the height restrictions for this property. It's likely that the maximum height for flat roofs will be increased later this year after further research is conducted. The rooftop access room and rooftop shade trellis are placed in the center of the property in order to reduce its visual impact from neighboring homes and from the street. Due to the central location, staff finds that the proposed height of the home would not alter the essential character of the locality. The home located at 1305 Tyrol Trail to the south would be approximately the same height. Staff finds that the proposal would result in a reasonable use of the property and the proposal constitutes a practical difficulty that is not the fault of the landowner. Staff recommends approval of the request for a variance of 3.5 feet over the 25 feet of height allowed for a total height of 28.5 feet. . . 1 415 _�::..:. . . 141 5 ... .. .. . . .._ ...... .:._.. .._ . 1410 ,aoo o et o: i�ge o onc �ao� 1345 1400 „$o Subject Property: 1335 1315 Angelo Drive 1335 � -� ;.1:. 1330 73t9 1360 ��- ,ir.. 1340 ��,. -' 1325 1305 131 S 1325 -- �' *� ., 13A0 1 1320 1315 1317 � �.�,.ina}v_,li;, 1305 1311 7310 132 0 1301 1300 1318 1301 1300 7300 1245 1241 12 40 5110 12 50 1237 A10€�IR��� 1242 1230 1131 7230 5045 1231 1221 1230 1200 t201 1200 1201 1201 � 1200 � 1140 i 1 J1 11 40 1141 �� 1F��. 1141'- 1 1140 ,,.���'..' . o � M N M �._.-__-�-.-.� ; z 0� w z � % M <<,,,� � � Q F _ /` _.r--�'�J"_.• 2�'8 � .. 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E V1 V1 r`;� � �� 4 Z� �+ � a` � Z � a � � � � � � UI � '�. ,,;� C^ � 'ia � y A � 0 6�i O ,'�'�, W � � �' N\� O � . d '2'+ � ., 4� � F"' d y �c . � � Ts U � � c � i� o �a�i £ � M � I_._._. � � � w �, t� � ,.. a a �, H � o � '� � x f� i�rr �� L UuG� �W n 'qw � � k� � -�--�_.----� ;., o Ir o� } � � ao � � °...' a�i o � � "° wA o � � �_ r+;,g,�vo ON-vv' L - - �� v� O �a W � ;` I Q n S'�:_. a � N �d � � �, � � � Plannin� � ?8Q�Golden Va{Jey Raad,Golden Vailey,MN 55427-4583 eit'y af ,7.63-59'-8095 � TTY:763-593-3968 � www.goidenvalteymn.gov � planning�goldenva!leym�i,gov p'O�(��n t� Vd����T PLANiUING APPLICA�"I � I� � • • � - . . - Street address.of properEy in fh3s apphcation; '` '� ` ' , _ _ : - . Q fJYG, ' _ _ �'.��,�" �� e/ Q . _ - - . • • . • . Name(individual,or corporate entitiy): Q/�,t.t�.�l �d��' Address: l3/.� o r�tr� Phone Number: �n/ L Email Address: , ��,�-- �'9P� rY��J �-l�'��Q�.�� ��..� • c�.� Autho�ized Represen}ative(if o�her kEian applEca�t� ; , _ = - - Name: �c C , �-��� �I�I�T�I A ���iT�c. �NC . Address: 2�1 �� d t • ���.i�� lK . .7 . J'Q��`�. � N . '7 '�"!a� � Jl Phone Number:��� � ��� � / ��/� Email Address:� � �`�� ��Ca /.cdw �/(�r�i a� Property Owne.r(if other than applicant} . - _ _ " - Name: Address: Phone Number; Email Address: •• • Provide a detailed description of the variance(s)bein re uested: •At�'/v1't1v{� !o'H+���t{t' ��,A-5� �o1M`�c�.i�l�►.1G.'�'.atUNeG �as. �c�`To� ,4c�� Td Sn t.AM�Cr�l1.�Ct'�tc�MAtZsT�avli iC�: •�1C.� 'S'P�i c-�.. 8�N 1�H x $�-fo 1,u 1 D'E.1�21-G� LDN�o WNIcH I� oUr�z E1.Ev�iZ d�5"CA.11Z W�ELL'fi'St Cati.) ' Y��t� t�S Cv LTv+R�'TYPI GA�LY �IAV�� �`Tc� T����-� Tt►�� Fi�..A`i` C�oa� C�%51�1 � A Ge�r»etio��'P�.T�esTH Scxa►�Cn u�t a rL� �Loo�Tn P �1z.Yt�4 C�. c7 YPK�..�TVN tTY' 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: • N�w Wovr� ts �c�a �N sarv,� t�c�-t��� �s 1���a .�M c� EXI�NL H�u��. •�4 dt�sto1�.Y t-wc�s� w r� wA��.-avT' ��WI�►�-t- � Planning ! 7800 Golden Vaiiey Road,Goiden Vafley,MN 55427-�}588 c.ity o� � 763�593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gav � pianning@galdenvafleymn.gov O`(J�(�ef�, {' val.�ey • • • . - . . - . - . Minnesota 5tate Sta#ue q62.357 requires that a property exhibit"practical difFiculties"(n order far a variance to be considered.Practica) difficul#ies; - • result in a use that is reasonable : • are based on a problem#liat is unique to the property , • are�not caused by.the(andowner° • do not alter the essential charactar of the (ocality To demonstrate how you�request wilf comply with M�nnesota State Statute 46z.357,please respond to the following questions.' Explain the need for your variance request and how it will resulk in a reasonable use of the property. • t�o�� '�'P A�c�� �r� Snt.as�C�u.�Ctr�te_. MAt�sl'd��.'� YRL.,A� �IRt�UN� • o�r�w�-c� �n�. S�r�nY,r►.�rz. l�oo�'T'� �'Eta�G� �u/ T�cu s 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 an circumstances that are not a result of a landowner action. Explain how,if granted,the proposed variance will not alter the essentia)character of your neighborhood and Golden Valley as a whole. -Ti� r�itca�..Co' �� N6�r��w, — •C�,cNNd'i�15E �.� F�vn 1�i�K�H� �� 1�hh�a.'-r�t �' Lt�w EL.E�l�t'TdV �� '�c�7 � 2y'��ac..� ��n �r'Ro�r +4-' �'+!� H�u� } �z�.�� QA�u►�. c�aN�xat'fi� � ` �E.1 GH�� �1'�o Sc�c�lT�-1 GP.A.D'� AT �A'�+�'1''� �.1�c� �vl l_t_ Fi2o�M �R��� 1�vc� �Cce�� �M 24=4'' �Jlc.N Rlanning � ?•30�Gaiden VaDey Road,Gofden Valley,MN 55427-4588 crty o� �76�-593=E095 � TTY:763-593-3968 � www.goidenvaileymn.gov � pianrting@goldenvaileymn.gov Q'����n L' val�ey • • • • - . . - . - • The City requests that you consider all available project options permitted by the Zoning Code before requesting a variance.The Board o#Zoning Appeals will discuss alternaEive 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 Zooing Code. . � . � . Current suryQy of your pi-operty,"tncludr:ng propased addit�on and new proposed buildtng ancl s�ructure setba�lcs(a copy of Golden ` Vafley's suryey reqwrements�s ava�lable;�upqn request;:app��ca�ion considered mcompl�te.withaut a;current property survey) One curren#cott�r photcsgraph vf the area affec#ed by the p�vposed vanance(attack a pnntsd pho#ograph';to th�s app(icat�on or ' ,. _; erria�l a digital image to pianning@goldenvalleymn.�ov;su[7mrt.additional photQgraphs as t�ee.cled) = � Fee $2o4;app�icatian fee_for Single Farntly Re�i�enital,$�oo appl�catron fee�ar all other Zo�iing Districts < -� Legal Des.cr.iption Exact leg�l c�escription of the(and involved tr�this�pplication(aEEach a s�para�e sheet if necessary}- . . To the best of my knowledge#he stateme�ts found in this application are true and correct.1 also understand that unless construction of the action applicable to this variance request,if granted,is not taken v�tithin 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 zaning rules and regulations.I give permission for Goiden Valley staff,as well as members af the Board of Zoning Appeals,to enter my property before the public hearing to inspect the area affected 6y this request.Dlease include printed name,signature,and date for ap- plicant,authorized representative(i�other than applicant),or property ower(if other than applicant}. Name of applica�t(please print): ��a'��� e�a�^ Signature of appficant: ' � �Ste° �_`5 2 Author�zea Representat��+e(if othe.r than app[�canl� - _ Name(please pri t): J�R E• /d►�.l.�fil C,Q.�.�{� �'R�t�{ ING• Signature• � Da�e• �•g+� Property Ow;� r if itther th:an applitant) _ _ = -- _ Name{please rint): Signature: Date• Please nofe:The City of Go(den Vafley will send natice of your variance request to af(adjoining property owners as wel!as owners of properties directly across streets or a((eys. Your neighbors have the righE to address the Board of Zoning Appea(s at your public hearing. You are aclvised fo personally contact your neighbors and explain your projecf to them before the public hearing. � This dacument is ava�lable in alternate tormats upon a 72-hour request.Please cal{7b3=S93-8006'(TTY:763-5933968)to ;rn1y make a request, ExamPles af alternate tormats'may lnelude targe prirrt,electconic,Braille,aud'locassetta,etc. �, �� * px �* 1� .. �}� ��� ��;.e" " a�� `��`�`�i �,� . 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' . ,,., i ��T/13Hhc. n , -�� i � . � s-�3I�F0� •� �� � � __ _ i : .. � � I dO"»N2!311 WO�° � i - � � �� � I � I 6Kz0rK1S�i7��'��1• �i - I. �.:�.—�_-- � - ' .: .- -.- .':.... .:.-:. . �ri�3J-�rl�i�QTd _ �, �`d�,C31YWIH7^ ��. �,TM���� �:� ��� � �.��� . �4 �� y/ ;����'�. � � � ��. � � �. . � � . } 3�:'! .. P'hys��.�.1 Develc�prn�n� :I�+��►art:rr�.ent a���_s��-s+��s r���-���-s���tt��� Date: June 28, 2016 To: Golden Valley Board of Zoning Appeals From: Chloe McGuire Brigl, Planning Intern Subject: 1361 Mandan Avenue Peggy Lahammer, Applicant Peggy Lahammer, owner of the property at 1361 Mandan Avenue, is seeking two variances from the City Code to build a deck on her single-family home. The applicant is seeking a variance of 10.67 feet off the required front yard setback of 30 feet to a distance of 19.33 feet from the front yard (west) property line. The applicant is also seeking a variance of 3 feet off the required side yard setback of 15 feet to a distance of 12 feet from the side (south) yard property line. The proposed deck would be a wrap-around deck with an opening near the home for an air- conditioning unit. The deck would be 27 feet long and 14 feet wide with an extension behind the home that would be 19 feet long and 8 feet wide. The deck would include 3 stair entrances (one on each side of the deck except the side facing the home). It would total approximately 560-600 square feet. The home's footprint is approximately 1,000 square feet. The applicant states that the property is unique because of the placement of the home on the corner lot, which limits the buildable area. The home is currently built within the required minimum side yard setback and stands 10.2 feet from the south property line. The neighbor's home to the south is also built within the required minimum setback and is within 4 feet of the property line. The front of home is located 33.4 feet from the west property line along Boone Avenue. The home is oriented to Mandan Avenue. Additionally, the applicant states that many neighbors have non-conforming decks and that she has received approval from closest neighbors to build a deck. The applicant states these unique circumstances as reason to approve these variances. The proposal requires variances from the following sections of City Code: Section 11.21, Single Family Zoning District, Subd. 11(A)(1) Front Yard Setback Requirements: The required minimum front yard (west) setback requirement is 30 feet for decks and open front porches,with no screens. The Applicant is requesting a variance of 10.67 feet off the required 30 feet to a distance of 19.33 feet at the deck's closest point to the front property line. Section 11.21, Single Family Zoning District, Subd. 11(A)(3)(a) Side Yard Setback Requirements: The minimum side yard (south) setback requirement is 15 feet. The Applicant is requesting a variance of 3 feet off the required 15 feet to a distance of 12 feet at the decks closest point to the side yard (south) 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 finds that building a deck of this size would alter the essential character of the locality and the circumstances are not unique to the property owner. The existing dwelling is approximately 1,000 square feet, and the deck is approximately 560-600 square feet, this ratio alters the essential character of the locality. Staff recommends denial of both variance requests but would be open to approving a smaller variance for a more reasonably sized deck. Staff recommends denial of the request for a variance of 10.67 feet off the required front yard setback of 30 feet to a distance of 19.33 feet from the front yard (west) property line. Staff recommends denial of the request for a variance of 3 feet off the required side yard (south) setback of 15 feet to a distance of 12 feet, due to existing closeness of the homes. _ . .�, . � . _ _ , _ ! __, - asai �azs � a sai A� 142� �; 1420 1419 . �� , � c �P 1416\ Subject Property: '°°' �"` � 1361 Mandan Ave N �4�2 \ -_ � 1340 � 1330 1361a� .. 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A, ; ; . w _ ` � } _—_ _. _ p � 1 �� _._. ;'- .�.� � � _� � a � _ . _ * � � � �._ _ � �, ,� ,_--_--_., � � � _ ____ ,.��-----_._�_._.�.._._�';--._ ....� ,� .a�� . �. . + . .... �� . • . i � ...----±'' � . ,_ . ...� � 1 � �� � .. ... . ... .., . . . .. . ,,� 7 . .. � . . . . � � { J� .. ��� � `/� � � �/ . . ...'V � �. * j ' � �� i'i'J .__ t"� � � ._ •f, o N ' � � � _ � � t � � � ` `� � ,s ._ ; � � � . , _ � � � ..._ ; ._ , �� �--- c , J r � y � ` J � � t - v � � �* � d it.� � 1 F�iannir�g � 7�t70 GoldenValiey Raad,Golden Valley,MN 55427-9583 f'it7-of 763-593-8095 � T7Y:763-593 3968 ; www.c�oldenvalleymn.gov � planningt�.goldenvalleymn.gov �(����?'�� L I � L. I � 1'� � va11e� . . . . - . . Street addr�ss af properky in tf�is ap.plica#ion; . .. • � � Name(individual,or corporate entitiy): �,t�' -�-" . eil� Address: 13(01 N1,a,�►� �v�-Z , Phone Number: Email Address: � z. - 5��! " � a--"1 /� L�.�.t�tiv�".a.�'. C oY� Authorized Representative,f if oEhe"r than applicant): Name: Address: Phone Number: Email Address: Praperty CJwne-r(if other Chan applicant): Name: Add ress: Phone Number: Email Address: • � • • Provide a detailed description of the variance(s)bei�'`eguested: S � ���� ��✓. � �l� � �o�-r� [Q C� i�tir � t�.-G`-�r,.� i �3� "-�� �,`�. � ��- - 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: ���(f. r,l,i�"�`-� �� � L�"�' � �O � �' �A.(� � i dk.1 �. � � Planning � 7b00 Goiden Valley Raad,Golden Valiey,MN 55427-4583 c-ify c?�� 763-593-E3095 � TTY:763 593-3�68 j w4vw.goldenvalleymn.gov ( planning��:goldenvalleymn.gov ��������?�-� v�.��e�r • • • � - . . - . - . Minnesota Stats Statue qb2.3�7 requires that a property exhibit"practical diff'iculties"in order far a Yarfia�ce tr�be consiclered.Practica� di#ficulties: •: result in a ws�that is reasonable � are based�n a:problern that is uniq�e'to the property • are not caused by the`landowner = do no#alter the essential character of the locality 7o tlemonstrate how your request will cornply with Minnesota 5tate Sta#ute 4�i�.357,please respond to t�ie follawing qu�sEions, Explain the need for your variance request and how it will result in a reasonable use of the property. � � n `�,� I�,c,� t�.o ��h 4�r. �•�t. (o�4 ¢-�, l cI�", 5 u � m^�-`�— . yI�.P 0.���.f,�.L-c. l t�C c.�.fu-•��s o�-� �a+,.�r � � c-� �A „ �.�-� , /�'� ►��1��i� ���.`'� ,�-�C�U'�,� ►�� � � � o� ��r►.� c�,�ve►�-� Q��,�- +� �y �.a What is unique about your property and how do you feel that it necessitates a variance? � �,�i lA'�',L.,a..,�� Explain how the need for a variance is based on circumstances that are not a result of a landowner action. �I l�Q YL�/`�-R-�� fJ��1`rt'vu� (yl(TL��. �'�/�+�+ �J l�"� ��1 ���G1� � j LL�l� CJ�I'�l7 5 v � ,l�C-u.�-� � `� �`tJ�-ei"-� Q� �. 2 c/�— _ Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole. ��' �-1 �..�5 �, � '� v�'� b�C n c,lc f��c�.-� c2��.1c s c�n � �� �� �-�` �� �'� �'�u`��`�� .�'�"�' � �.,�' �� � � � � Ll��� • �li! °�-- '1'�-�-� S� �� ��h � �d- �� � ��� � � y � � �- � 5 , � PI«�c1Yt6r�g � 78Ct�L;c�lden VG�IIey�€tc�z�ci,Gc�ldert V;�il�y,MN 5��'?7-�7SH8 c'il't'�� �°' �63-5�33 8095 j TTY:763-5�3 3968 � www.c�olc����valleymn.c�ov � plannir�r�<«;goicler�valleymn.yov �(7�)�6��'f�- �� ��-�11�� . . . • - . . . - . 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. '11,��. r�cc�� �s ,-,� c��-evr�.,tj v�-e, �ocu.�vr�-� � a...aL.�¢-�. as �Z 1n� s��' � S s �.�.. ��!�. �vta,v' �-�-c. (�'', �- C��c�-- 5� + U�,a��-�l r� �- o�. �. � � s",d..c. �Y-�-�, h,v�� �+ �� v►�.� —h� b��..� l�c,�+�t 4� cm �3��'�¢ �--� • �'� • � • � . Current survey of y4ur property,including prvposed addition and new proposed building and structure setbaGks(a copy af Golden' , Ualley's'sur�ey requirements is'available upon;rQquest;application considered incomplete wi'thout a current'property sur�ey) O Qne currerrt color phofograph af the area efFected by the proposed variance(attach'a printed pMotograph to this applic�tion or email a di�ital irnage fo'���plannir�g@golden�afleymn.gou,;submit additional photographs as neede�!) C] Fee:$2cac�appli;ca�ion fee for�Single-Family Resicfer�tia�.$3C��applicat�on fee for all oEher Zor�ing Districts C7 Lega,l Descripticn:Exact legal descriptian af the land involved in this�pplica"on(�ta��se�r�at�e s ee�ne ��r���� ��� � t . • 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 i t): ✓� Signature of applic Date: `��`�� � Authorized Representa�ire(if other than applicantj Name(please print): Signature: Date: Property�wner(if other}han applicant)' Name(please print):_ Signature: Date: Please note:The City of Golden 1/a(ley wifl send nofice of your variance request to alf 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 personaffy contact your neighbors and explain your project to them before the pub(ic hearing. � This docume�t 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; �,` ¢ i.! � �fI 3c' 'y.� 'I' ,fl�� r� ^ � ��'�a� +'�fY ' ,� �' �.�. '�� � .E �.,..�'�' ,> >.wIC�� qto- �' f{' +£.�i y, �� � . �� .��e t�IR... "�' r , . . ._.._ ...... ..�- .. . ..�.; � '. - _ . .. . .. . 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