Loading...
07-26-16 BZA Agenda Board of Zoning Appeals Regular Meeting Tuesday, July 26, 2016 7 pm 7800 Golden Vailey Road Council Chambers I. Approval of Minutes— June 28, 2016, Regular Meeting II. The Petition(s) are: 1439 Tyrol Trail (Continued Item) Michael and Caity Bateman, Applicants Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11(A)(3)(b) Side Yard Setback Requirements • 2.5 ft. off of the required 12.5 ft. to a distance of 10 ft. at its closest point to the side yard (east) property line. Purpose: To allow for the construction of a new garage. 221 Westwood Drive North Peter & Beth Newland, Applicants Request: Waiver from Section 11.03: Definitions (Zoning Code), Definition 14. Building, Height • The applicant is seeking a variance of 2.27 feet off the allowed 1-foot increase in average grade for new construction, for a total increase of 3.27 feet from the existing average grade. Purpose: To allow for the construction of a new home. 204 Parkview Terrace Nick Thompson, Applicant Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11 (B) Height Limitations • 8 ft. over the 25 ft. of height allowed for a total height of 33 ft. Purpose: To allow for the construction of a second story addition. Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11 (A)(3)(a) Side Yard Setback Requirements • .6 ft. off of the required 15 ft. to a distance of 14.4 ft. at its closest point to the side yard (south) property line. Purpose: To allow for the construction of a second story addition. Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11 (A)(3)(a) Side Yard Setback Requirements • .2 ft. off of the required 15 ft. to a distance of 14.8 ft. at its closest point to the side yard (north) property line. Purpose: To allow for the construction of a second story addition. 1750 Major Drive D.R. and Jennifer Schroeder, Applicants Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11 (D) Side Wall Articulation • Any wall longer than 32 feet in length must be articulated, with a shift of at least 2 feet in depth for at least 8 feet in length. The applicant is requesting a variance from this regulation to build a garage wall approximately 40 feet in length with no articulation. Purpose: To allow for the construction of a new home. III. Other Business IV. Adjournment � l.l�is ciacume��t is availal�le in alter�7ate fo���7�ats u{ao��a 72-l�aur rec�uest. ��lease cal! g 7�3-593-�t){�6(TT`r`: 163-5�3-3968)to r7��3k�a r��uesf.�Ex�r��pl�s af G�lt��r�a#�form�ts ' '��� n�ay i��clucie I�rge print,el�etronic, Brail(e,autiiocass�tte,�tc. � �,� Minutes of a Regular Meeting of the Golden Valley Board of Zoning Appeals June 28, 2016 A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday, June 28, 2016, at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota. Chair Perich called the meeting to order at 7:04 pm. Those present were Members Maxwell, Nelson, Orenstein, Perich and Planning`' Commission Representative Segelbaum. Also present were Associate Planner/Grant Writer Emily Goellner, Planning Intern Chloe McGuire Brigl, and Administrative Assistant Lisa Wittman. I. Approval of Minutes— May 24, 2016, Regular Meeting MOVED by Nelson, seconded by Maxwell and motion carried 4 to 1 to approve the May 24, 2016, minutes as submitted. Commissioner Segelbaum abstained. 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) pro'perty line. Purpose; To allow fc�r the construction of a new garage Goellner referred to a sit� plan of the property and explained the applicants' request to build a new two-stall garage addition with a deck above 3.6 feet from the side yard (east) property line. She noted that the existing garage is a standard sized two-stall garage, however the applicants have stated that their unique circumstances include: the challenging tapography limits the buildable area, the existing garage is a tuck-under garage with an L-shaped driveway entrance, and their request is similar to a variance granted in,1983. Goellner stated that staff is recommending denial of the variance request because a garage addition 3.6 feet from the side yard property line is very unique and would impact the character of the neighborhood. It would also impact the home to the east which is only 12 feet away from the property line. Segelbaum referred to the criteria the Board uses in deciding variance requests and asked if altering the essential character of the locality is the criteria staff is referring to. Goellner said yes. Minutes of the Golden Valley Board of Zoning Appeals June 28, 2016 Page 2 Orenstein asked about the variance granted in 1983. Goellner stated that the garage proposed in 1983 was essentially the same size as the current garage proposal, but the one in 1983 did not have a deck on top of it. She added that the size of the proposed garage is smaller than the existing garage. Orenstein asked if the current proposal didn't include a deck if staff would be supportive of it. Goellner stated that the existing garage while inconvenient, doesn't constitute a practical difficulty. Perich asked about the size of a standard two-stall garage. Goellner stated that a two- stall garage is typically 22 ft. x 22 ft. or 24 ft. x 24 ft. in size. Maxwell noted that the proposed garage is smaller than that. Goellner stated that the proposed garage is 20 ft. wide x 28 ft. deep which is narrower, but slightly deeper than the exisfiing garage. Nelson asked if the existing garage was pushed further out toward the east if the turning and maneuvering issues would be the same. Goellner said yes. Caity Bateman, Applicant, stated that the existing garage is a two-stall g�rage, but it is very difficult to maneuver because there is a post in the middle;of the two stalls. She stated that there are also foundation issues in the existing garage that need to be addressed so they would like to do both projects at the same#ime. Michael Bateman, Applicant, stated that the existing garage doors are 6.5 ft. in height. He stated that the look and height of the proposed new garage will be similar to the existing garage because they are proposing to drop the elevation of the garage floor. He stated that they want to be able to pull straight into the garage and not have to turn to enter. He added that the house #o the east does not use their side entrance so the impact will be less and they are planning on adding a path between the two properties which will make the access better. Nelson noted that the applicants bought this home fairly recently and asked if they realized the situation before they bought it. Mr. Bateman said they knew about the foundation issue, but nat the difficult maneuverability. Orenstein asked if the center post in the garage is structural. Mr. Bateman said yes. Orenstein asked if the'post would be difficult to remove. Mr. Bateman said he didn't know. Perich asked when the house was built. Ms. Bateman said it was built in the 1930s. Perich op�ned the public hearing. Seeing and hearing no one wishing to comment, Perich closed the public hearing. Orenstein said this is a difficult one. Nelson agreed and said she is sympathetic with the applicants' issues but the Board tries to keep setbacks consistent. She said this is a huge variance that will have a big impact on the neighbor and the garage should have been investigated further when the house was purchased. Minutes of the Golden Valley Board of Zoning Appeals June 28, 2016 Page 3 Segelbaum agreed that consistency is a factor in considering variance requests. He said the Board is in favor of people improving their homes, but they have to balance that against the impact to the neighborhood. He said his concern is that granting this variance will provide too many arguments for others to want to do the same. Mr. Bateman stated that the house sits high above the road and the garage will be set back quite a bit on the lot so it won't be as impactful. Perich said he understands the issues with tuck-under garages and he is debating whether the proposed new garage is out of character with the neighborhood or not. He added that if the garage is left as it is they will have the same issues 20 yc�ars from now. Maxwell added that a similar variance was also approved in the past. Segelbaum said being able to sell the house in the future is important, but Tyrol is a gem that he wants to preserve. He added the he doesn't want to compromise the neighboring home and reiterated that he worries it will be`'harder to say no to similar variance requests in the future if they grant this one. Maxwell said he is concerned about how close the,,proposed`garage would be to the side yard property line. Nelson agreed. John Sylvestre, Applicant's Contractor, said that the area in back of the garage is unusable and that the proposed garage would improve the look of the neighborhood. He stated that part of the charm of the property is the ability to have a two-stall garage and it is very difficult to get cars in the existing garage at all. He added that they considered building a smaller garage but`then the applicants wouldn't be able to open their car doors inside of th� garage. Maxwell asked how much smaller of a garage they considered. Sylvestre said a 16-foot wide garage door is standard which means they could build an 18-foot wide garage which is 2 feet smaller than proposed, but it would be difficult to open car doors. Maxwell noted that if an 18-foot wide garage was proposed the variance request would be for 10.9 ft. off of the required 12.5 ft. to a distance of 5.6 ft. at its closest point to the side yard (east) property line. Gaellner asked if the floor could be lowered in the existing garage. Sylvestre said they could,possibly lower the existing garage floor, but that would not help with the turning and maneuverability issues. Goellner said she thinks having one wider garage door, rather than two'individual doors might make it easier to maneuver. Maxwell said he understands that it is difficult to use the existing garage. Segelbaum asked if the driveway could be extended to make turning easier. Nelson said it seems other options are available. Maxwell asked the applicant if they would like to have their proposal tabled in order to explore other options. Mr. Bateman stated that they would like to convert the existing garage to living space. Minutes of the Golden Valley Board of Zoning Appeals June 28, 2016 Page 4 Perich said the Board would like to exhaust other options because such a large variance request, this close to the property line, is difficult to grant. Goellner asked the Board what kind of information they would like the applicants to provide and stated that if the item is tabled the Board is indicating that they may approve a variance. Maxwell said he would like to know if the post in the existing garage can be removed and if there is a way to minimize the size of the variance request. Nelson said she is not going to be in favor of such a large variance. Segelbaum agreed. Perich also agreed and said even if the variance request is smaller he is not sure it will be approved. Mr. Bateman said they would like to table their request. MOVED by Maxwell, seconded by Perich and motion carried unanimously to table this item to the July 26, 2016, Board of Zoning Appeals meeting. 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. Goellner referred to a site plan of the property and explained the applicant's request to construct a new home 28.5 in height rather than the allowed height of 25 feet. She noted that the applicant is proposing to utilize the existing driveway and retaining walls. Goellner stated that the applicants stated unique circumstances include the fact that they are placing the new home in the same location as the existing home, they want an opportunity for a rooftop terrace, the rooftop access will allow for maintenance of proposed solar collectQrs, the rooftop access will not be easily visible from surrounding properties or from Angelo Drive, and the proposed new home will be similar in height as the existing home to the south. Goellner stated that staff is recommending approval of the variance request because the existing grading constitutes a practical difficulty in meeting the height requirement, the proposal would not require a variance if had a pitched roof design instead of a flat roof, the proposed home would not alter the essential character of its locality, and the proposed home has been designed to have as minimal visual impact as possible. Maxwell asked if the proposed home could be taller if it had a pitched roof. Goellner said yes and referred to the illustration in the Zoning Code regarding height. She explained that the Zoning Code currently has conflicting information about the height of houses with flat Minutes of the Golden Valley Board of Zoning Appeals June 28, 2016 Page 5 roof compared to the height of house with pitched roofs and that staff will be addressing the language in the future to make the requirements more clear. Segelbaum asked if the tallest portion of the structure is a deck area. Goellner said no, the tallest portion is the top of the elevator structure and would not be usable space. Segelbaum asked if it could be turned into usable space in the future. Goellner said the rooftop will be used as livable space, but not the top of the elevator. Maxwell questioned the unique circumstances in this case. Goellner explained fhe conflicting language in the Zoning Code regarding height. She noted that only a portion of the proposed new house would be 28.5 tall, not the entire house. Jerry Allen, Criteria Architects, said it is never his intent to seek variances. He stated that the homeowners have received variances in the past to add on to the existing garage, but they've decided that would not be a good option for them and it would be mvre impactful to neighboring property. He added that the elevator portion of the`proposed home is the only part that is too tall and it is only 8 feet wide and will not b� visible from the street. Segelbaum asked if they plan to put anything on top of the �levator structure. Allen said no and added that there would need to be another access to get to the top of the elevator structure. Perich opened the public hearing. Beth Hammer, 1305 Angelo Drive, said her house is taller than the applicant's proposed new house. She added that she has no;problems with the proposal and thinks it will be a nice addition to the neighborhood. Seeing and hearing no one else wishing to comment, Perich closed the public hearing. Nelson said she thinks the proposal is reasonable, it's in harmony with the City's Codes, and it will improve the character of the neighborhood. She added that she is also supportive of the requested variance because the Zoning Code has conflicting language regarding height, and if the proposed house had a pitched roof it would not require a variance. The Board agreed. MOVED by Orenstein, seconded by Maxwell and motion carried unanimously to approv� the requested variance for 3.5 ft. over the 25 ft. of height allowed for a total height of 28.5 ft'. 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 Minutes of the Golden Valley Board of Zoning Appeals June 28, 2016 Page 6 • 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(A)(1) FrontYard 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. McGuire Brigl, referred to a survey of the property and explain�d the applicant's request to build a deck approximately 560 square feet in size. Maxwell asked if the existing house is already located in the front setback area along Boone Avenue. McGuire Brigl said yes, and noted that the house is situated oddly on the lot. Segelbaum asked if variances need to be granted for the existing home. McGuire Brigl said no, the existing house is grandfathered in. ` McGuire Brigl referred to an illustration showing the allowable buildable area for a deck addition. She also showed the Board various deck configurations that would require a variance only from the west (front) property line, and not the south (side) property line. Segelbaum asked if the applicant would need variances to build a patio. Goellner said the applicant could build a patio 3'feet from the property lines. McGuire Brigl noted that the applicant has said the unique circumstances are that the home was built in the 1960s on a corner lot, the home was built in an unusual location on the lot, there are severa! other non-conforming decks in the neighborhood, and the home to the south was built within 4 feet of the property line. She stated that staff is recommending denial of the requested variances because a deck in the proposed location, 19.33 feet from the west property line and 3 feet from the south property line would impact the character of the neighborhood. Margaret (Peggy) Lahammer, applicant, stated that the home is small and was built in 1964. Sne said when she moved in she talked to the neighbors about her plans to build a deck and added that every home along Boone Avenue has a non-conforming deck. She stated that there is an additional 10 feet between the property line and the curb along Boone Avenue so the proposed deck won't be 19.33 feet from the street. She added that the deck she is proposing is very modest and the neighbors are pleased with it. Orenstein asked the applicant what she meant when she said the deck she is proposing is modest. Lahammer said she was referring to the size of the proposed deck and stated that she also has to build around a large air conditioning unit. Minutes of the Golden Valley Board of Zoning Appeals June 28, 2016 Page 7 Nelson said she is sympathetic with corner lots and she is not as concerned about the variance request along Boone Avenue, as she is about the variance request from the south property line. Orenstein said the proposed deck is large and would be half the size of the house. Nelson agreed that the proposed deck seems out of proportion with the house. Lahammer showed the Board an alternative deck plan that would still be located 10.67 from the west (front) property line, but would not require a variance from the south (side) property line. Perich opened the public hearing. Seeing and hearing no one wishing to cornrnent, Perich closed the public hearing. Segelbaum said he thinks this property deserves a variance for a deck, but the proposed deck is fairly large. Maxwell agreed and said he would be more supportive of the alternate proposal shown. He noted that when the Board saw the buildable area that wouldn't require variances it's clear that some type of variance would be ok in this case. Perich agreed. Segelbaum asked if the proposed deck would destroy any sit� lines. Maxwell said he thinks the proposed deck would add uniformity with others in the area. MOVED by Maxwell, seconded by Nelson, and motion carried unanimously to deny the variance request for 3 ft. off of the' required 15 ft. to a distance of 12 ft. at its closest point to the side yard (south) prc�perty line. MOVED by Maxwell, seconded by Nelson, and motion carried unanimously to approve the variance request for 10.67 ffi. off of the required 30 ft. to a distance of 19.33 ft. at its closest point to the fror�t yard (west) property line. III. Other Business No other business was discussed. IV. Adjournment The meeting was adjourned at 8:12 pm. David Perich, Chair Lisa Wittman, Administrative Assistant �. �. ��.,�r �� � � ,� '�� �y/ r��r�.r'� r��.,. � � -;.,,,�.. ���� ��i ��� �� l�" ��y� j '.'r, ���� �: �.n" .�� ! ����,.. �, y�� i� ,1,,,:;:i % �� r�/„ ��i%� i ,,, � 3 ���n.,� �..� .� ��, � G� ,✓v,,,�� , �''. ii � ,.,. '' �� � � ,s`-:_- � �� �"'h si��1 I��v��� ��rtt I�� �art�en� Y �' � ���-,���-�+�����������-s°,������� Date: July 26, 2016 To: Golden Valley Board of Zoning Appeals From: Chloe McGuire Brigl, Planning Intern 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 2.5 feet off the required side yard setback of 12.5 feet to a distance of 10.0 feet from the side yard (east) property line. A previous variance was discussed at the lune 26, 2016, Board of Zoning Appeals meeting; the applicants and Board decided to table this topic. Since, the applicants have explored other options, including lowering the floor of the existing garage and taking out the supporting post. Both of these options are feasible, but leave the applicants with an undesirable turning radius into the garage. 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 13.6 feet to the east. A deck would be built on top of the new garage. The proposed garage and deck would be approximately 22.8 feet wide and 26.6 feet long, which is a standard size for a two-stall garage. A portion of the existing garage would be converted into a workroom. 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 22 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 is also noted that the shape of the driveway makes it challenging to enter and exit. It is 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 similar proposal was granted for 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 2.5 feet off of the required 12.5 feet to a distance of 10.0 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 sharp turning movements in order to enter and exit. The newly proposed distance between the garage/deck and the eastern property is 22 feet, which is more in-line with the character of the neighborhood. Staff finds that this reduced distance would not alter the essential character of the locality. Staff recommends approval of the request for a variance of 2.5 feet off the required side yard setback of 12.5 feet to a distance of 10.0 feet from the side yard (east) property line. 4117 4111 ��7 1300 4101 4015 1301 130d 1324 1308 340 132 0 '3'2 Subject Property: 1310 1316 1439 Tyrol Trail 1370 �:�1�i�, �:::.�� ::. �'�Ir` � . 1311 ,`� �u si 141 5 _ :�.�.:.1345`.'`'ve ,�` 1400 � i i� ,�,.:� 1315 vlu ','y' �� vlv ;-� .:1� 1317 1416 1�19 1445 1421 1404 1439 1435 - ,aos ,a2s MINNEAP 1408 1410 1411 � �tc t;'" i soo i 410 1�1 1504 • 1415 1507 416 1515 1414 1425 1512 1510 7515 1509 ` ,a2o South Tyrol ParFc ,s2� 1439 1508 ,� 1523 � 1520 ., � Plan�sia°og � 78Q0 Golden Valley I�oad,Goiden Valley,MN 55427-45�8 cit1,°o f 763-593-8095 � TTY:763-59.�-3968 � www.gp(denvalleymn.gov � plar�riir�gngc�ldenvalleymn,c�ov (1'C)��('� �' v��l�� . . . . - . . Street address of property in'this applieation: 14�� Tyrol Trail Sputh ' . . ■ � � • Name(individual,or corporate entitiy): Michael and Caitlin Bateman Address: 1439 Tyrol Trail South,Golden Valley,MN 55416 Phone number: 612-819-6486 Email address: mgbateman@googlemail.com A�t�hc�rized Representative�if dther t�an app�icant), ; Name: Address: Phone number: Email address: Praper#y Qwner(if pther than applicant): 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 10'0"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 tuck under garage that requires a difficult 90 degree turn to enter the garage.This results in an available turning radius to access the garage of approximately 23'9".When building a new garage it is generally accepted to have a 25'0" turning radius available for an 8'9"doorway.The existing garage also has a pair of small and short doors(8'0"x 6'6")divided by a column in the center that makes it extremely difficult to maneuver a vehicle into.The current turning radius is extremely tight and does not account for snow accumulation etc.Additionally, a column in the center of the garage makes entering and exiting the parked vehicle di�cult. 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 be partially under the current structure(under the two story extension on the North side of the property).This addition would allow direct, straight on access from the street for safer easier access.Additionally,the area for the proposed garage is now a driveway so the property use would not change. Plattnir►g � 78Q0 Gc�lden Val3ey Roacl,Goiden Valley,MN 55�27-4588 cpttL'crf� ^ ?53-593-8Q95 � T7Y:7G3-593-3968 � wwtn�.galdenvaUeyrr�n.gav � planning@galdenvalleymrt.gov (?'��L��'f�" �� V�l.��E��T � • • • • - . . . - . Minnesota State Statue 462.�57�'equires that a property exh€bit"practical diffieulties''in order far�variance ta be considered.Practical ' difficu{ties: �"� • result in a use t�rat is reasonable ' • are based'on a prablem that is unique ta th�property • are nat caused by the landowner` • do not alter the essential character of the locality 7o demonstrate haw your req,uest wil'1 cornply with M'inr�esota State Statute 462.357,please respand 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 and want to reinforce the current garage structure under the 2 story extension on the North end of the house.To meet the current set back of 12'0"and build a usable garage(approximately 22'0"in width)we would have to disrupt the foundations of the original house. Adding a garage to the edge of the existing structure would only allow an 11'0"garage-basically a single car garage. By working with a 10'setback,this would allow a 22'9"garage to be built and only replace the structure under the two story extension on the north side of the house(which requires reinforcement)and not affect the structure/foundation of the original house(which is currently stable). Direct front access allows safe access to the new garage with no concerns for turning circles etc.The proposed new garage,would cover the existing hard-surface driveway, as such 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. Over the years garage use and vehicle size have 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 the house sits on does not have an alley or rear access. Finally, the addition of a garage to the front of the house would dramatically change the look of the house with respect to the neighborhood. As such,the addition of a garage in the proposed location make the most sense to maintain the look of the house. 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 and dramatically reducing the variance request, not changing the driveway or location of the garage; making sure there is positive drainage from the rear of the site and the sideyard between the neighbors, and will use brick on the front of the garage to make the new garage match the current home.The new garage will add value to the property and the use of a spacious 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. P��r�ning � 78GCt t�nlden V�iley Road,Goldet�Val(�y,Pvl�!554�7-�#58£� ��yi��y�rf� i6.3-5�3-809.5 � TTY`7C73-59�-3968 � wwtN.goldenvalleymn.gov � platatiir7grn�goldenvalieymri.gov (�'�L���� c�'i V�.����r r,. � � � � � • • • ' • 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. Renovating the current garage by removing the structural posts and lowering the floor does not eliminate the turning radius issues involved with accessing the garage and leaves the property with a narrower than standard two car garage space.Additionally,this work will require adaption of the original house foundations that are currently stable. As noted above,the south property line is inadequate for a two car garage. It would also require extensive site work and excavation.This would not be an option. Additionally, adding a garage to the front of the property,although manageable within the variance limits would dramatically change the look of the property and the neighborhood. The proposed setback variance would have the least impact on the house and neighborhood and seems to be the best alternative to provide safe and easy access. • e � r . D Gurren�sur�ey of your property,including proposed additiarr�nd new pt-o�aosed builcling and structur�setbacks(a eapy of Golden ' Ualley's survey requirem�nks is availa6le;upon reques{,applica{iQn consicJer�d incamplete wi}hQu{a current prvperty sU.Y't+ey� O One current color photcsgraph of the area afFecte� �y the proposed variance(att�ch a printed photograph to this ap�lieation ar email a d'igital irnage to pianning�cxlgaldenvalleymn.g�v;submit additionaf photographs as;needed) O Fee:$2Qv application fee for 5ingle-Family Residential,$3c�p application'fee for,all ather Zaning�istricts O Legal descrip�iot�;�xa�t;legal de�criptior�Qf the�land invol�ed in'.this application�(attach���a se�iarate sheet if rrec�ssary): �'� To the best of my knowleu�ge 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 wel)as members of the Board of Zoning Appeals,to enter my property before the publir.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): Signature of Applicant: Date: Authorized Represet�tative(if other than applican}) Name(please print): Signature:- Date: Proper#y Owner(ef qther than app�lic�n�) Name(please prirat): Signature: Date: Please note;The Cit.y o�Golden 1/alley will send notice of your variance request to all adjoining pr.operty owners as well as owners of properties directly across streets or al(eys. Your neighbors have the right to address the Board of Zoning Appeals at your public hearing. You are advised to personally contact your neighbors and explain your project to them before the public hearing. � This document is avaifabie in alternate formats upon a 72-hour request.Please call 763-593-8006{TTY:763-593-3968)to rnake a request. Examples of altQrnate formats may include large print,efectronic,Braille,autliocassette,Qtc. :� Minutes of a Regular Meeting of the Golden Valley Board of Zoning Appeals June 28, 2016 regular meeting of the Golden Vall Board of Zoning Appeals was held on Tuesday, Ju 8, 2016, at City Hall, 7800 Go en Valley Road, Golden Valley, Minnesota. Chair Perich ed the meeting to order at :04 pm. Those present Members Max II, Nelson, O n, Perich and Planning Commission Repre tive Segelb m. esent were Associate Planner/Grant Writer Emily Goellner, P Inte oe McGuire Brigl, and Administrative Assistant Lisa Wittman. I. Approval of ' es— May 4, 201 , ular Meeting MOVED by on, seconded by xwell and motion ca 4 to 1 to approve the May 24, 2016 nutes as submitted. C missioner Segelbaum abs ed. I 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 Goellner referred to a site plan of the property and explained the applicants' request to build a new two-stall garage addition with a deck above 3.6 feet from the side yard (east) property line. She noted that the existing garage is a standard sized two-stall garage, however the applicants have stated that their unique circumstances include: the challenging topography limits the buildable area, the existing garage is a tuck-under garage with an L-shaped driveway entrance, and their request is similar to a variance granted in 1983. Goellner stated that staff is recommending denial of the variance request because a garage addition 3.6 feet from the side yard property line is very unique and would impact the character of the neighborhood. It would also impact the home to the east which is only 12 feet away from the property line. Segelbaum referred to the criteria the Board uses in deciding variance requests and asked if altering the essential character of the locality is the criteria staff is referring to. Goellner said yes. Minutes of the Golden Valley Board of Zoning Appeals June 28, 2016 Page 2 Orenstein asked about the variance granted in 1983. Goellner stated that the garage proposed in 1983 was essentially the same size as the current garage proposal, but the one in 1983 did not have a deck on top of it. She added that the size of the proposed garage is smaller than the existing garage. Orenstein asked if the current proposal didn't include a deck if staff would be supportive of it. Goellner stated that the existing garage while inconvenient, doesn't constitute a practical difficulty. Perich asked about the size of a standard two-stall garage. Goellner stated that a two- stall garage is typically 22 ft. x 22 ft. or 24 ft. x 24 ft. in size. Maxwell noted that the proposed garage is smaller than that. Goellner stated that the proposed garage is 20 ft. wide x 28 ft. deep which is narrower, but slightly deeper than the existing garage. Nelson asked if the existing garage was pushed further out toward the east if the turning and maneuvering issues would be the same. Goellner said yes. Caity Bateman, Applicant, stated that the existing garage is a two-stall garage, but it is very difficult to maneuver because there is a post in the middle of the two stalls. She stated that there are also foundation issues in the existing garage that need to be addressed so they would like to do both projects at the same time. Michael Bateman, Applicant, stated that the exis#ing garage doors are 6.5 ft. in height. He stated that the look and height of the proposed new garage will be similar to the existing garage because they are proposing to drop the elevation of the garage floor. He stated that they want to be able to pull straight into the garage and not have to turn to enter. He added that the house to the east does not use their side entrance so the impact will be less and they are planning on adding a path between the two properties which will make the access better. Nelson noted that the applicants bought this home fairly recently and asked if they realized the situation before they bought it. Mr. Bateman said they knew about the foundation issue, but not the difficult maneuverability. Orenstein asked if the center post in the garage is structural. Mr. Bateman said yes. Orenstein asked if the post would be difficult to remove. Mr. Bateman said he didn't know. Perich asked when the house was built. Ms. Bateman said it was built in the 1930s. Perich opened the public hearing. Seeing and hearing no one wishing to comment, Perich closed the public hearing. Orenstein said this is a difficult one. Nelson agreed and said she is sympathetic with the applicants' issues but the Board tries to keep setbacks consistent. She said this is a huge variance that will have a big impact on the neighbor and the garage should have been investigated further when the house was purchased. Minutes of the Golden Valley Board of Zoning Appeals June 28, 2016 Page 3 Segelbaum agreed that consistency is a factor in considering variance requests. He said the Board is in favor of people improving their homes, but they have to balance that against the impact to the neighborhood. He said his concern is that granting this variance will provide too many arguments for others to want to do the same. Mr. Bateman stated that the house sits high above the road and the garage will be set back quite a bit on the lot so it won't be as impactful. Perich said he understands the issues with tuck-under garages and he is debating whether the proposed new garage is out of character with the neighborhood or not. He added that if the garage is left as it is they will have the same issues 20 y�ars from now. Maxwell added that a similar variance was also approved in the past. Segelbaum said being able to sell the house in the future is important, but Tyrol is a gem that he wants to preserve. He added the he doesn't want to compromise the neighboring home and reiterated that he worries it will be harder to say no to similar variance requests in the future if they grant this one. Maxwell said he is concerned about how close the proposed garage would be to the side yard property line. Nelson agreed. John Sylvestre, ApplicanYs Contractor, said that the area in back of the garage is unusable and that the proposed garage would improve the look of the neighborhood. He stated that part of the charm of the property is the ability to have a two-stall garage and it is very difficult to get cars in the existing garage at all. He added that they considered building a smaller garage but then the applicants wouldn't be able to open their car doors inside of the garage. Maxwell asked how much smaller of a garage they considered. Sylvestre said a 16-foot wide garage door is standard wh:ich means they could build an 18-foot wide garage which is 2 feet smaller than proposed, but it would be difficult to open car doors. Maxwell noted tha# if an 18-foot wide garage was proposed the variance request would be for 10.9 ft. off of the required 12.5 ft. to a distance of 5.6 ft. at its closest point to the side yard (east) property line. Goellner asked if the floor could be lowered in the existing garage. Sylvestre said they could possibly lower the existing garage floor, but that would not help with the turning and maneuverability issues. Goellner said she thinks having one wider garage door, rather than two individual doors might make it easier to maneuver. Maxwell said he understands that it is difficult to use the existing garage. Segelbaum asked if the driveway could be extended to make turning easier. Nelson said it seems other options are available. Maxwell asked the applicant if they would like to have their proposal tabled in order to explore other options. Mr. Bateman stated that they would like to convert the existing garage to living space. Minutes of the Golden Valley Board of Zoning Appeals June 28, 2016 Page 4 Perich said the Board would like to exhaust other options because such a large variance request, this close to the property line, is difficult to grant. Goellner asked the Board what kind of information they would like the applicants to provide and stated that if the item is tabled the Board is indicating that they may approve a variance. Maxwell said he would like to know if the post in the existing garage can be removed and if there is a way to minimize the size of the variance request. Nelson said she is not going to be in favor of such a large variance. Segelbaum agreed. Perich also agreed and said even if the variance request is smaller he is not sure it will be approved. Mr. Bateman said they would like to table their request. MOVED by Maxwell, seconded by Perich and motion carried unanimously to table this item to the July 26, 2016, Board of Zoning Appeals meeting. 15 Angelo Drive ammad Vedadi A lic nt Requ t: Waiver from Sect n 11.21, Single Family Zoning District, Subd. 11(B) H ht Limitations • 3.5 ft. ov the 25 ft. of he ht allowed for a total height of 28.5 ft Purpose: To all for the co trucfion of a new home. Goellner referred to a site p of the roperty and expl ' d the applicant's request to construct a new home 28.5 in eight ther than the wed height of 25 feet. She noted that the applicant is proposing t tiliz the exist' driveway and retaining walls. Goellner stated that the applicants d que circumstances include the fact that they are placing the new home in the sam ation as the existing home, they want an opportunity for a rooftop terrace, th p access witl allow for maintenance of proposed solar collectors, the r op c s will not be easily visible from surrounding properties or from Angelo Dr' , and th pro sed new home will be similar in height as the existing home to the s . Goellner stated that ff is recommen g approva f the variance request because the existing grading c stitutes a practical iculty in me ' g the height requirement, the proposal woul ot require a variance if ad a pitched ro design instead of a flat roof, the propose ome would not alter the sential character its locality, and the proposed home ha een designed to have as mi al visual impact a possible. Max II asked if the proposed home co be taller if it had a pitched roof. Goellner said y and referred to the illustration in the ning Code regarding height. She explained that e Zoning Code currently has conflicting nformation about the height of houses with flat �, ��� �, � r � � - .�-,�E i i �� _ r �+'t A ro4M.� �l�j'. . � Y��(-' `N.�1'i .':. �. � ... .d�f �'�'� �Y-�, �.;P#,y Dr�<;{y .,i�6a � � �•i; j� �yµi �* s ' � "F � ,kt. �K �� #j� ? yiw" sR�''�^ k '` `���.'�.„�`�'"�� ���_ '� °�$� � �;��,�'�� t a� �I �' ��. 4.. C� , �'� },,_ - ,t� .,,�P� �^ i�"?��`+,�',�� '.ti,,�*€�C e���. x''� � �`��. ` `� �� ,�� �� ����� '; �� � � ������}�� ��, �� � r„ # � jF;� ��- ,.,` � ��. x��"'� �r _ z. , � u. �` �, a- �, ,�'``'� �f �, , ^ �,g � '.r�"- � � "'*� i�' �: ,� ra g «:a � . .�„ r � ��r ` a,,�a , ± ` � '` r� � '' �` °' �s �'*' � d ,���" ������ . - ,�:.�-� � >f'#� �``X�''�s� �1 /' , ,. ' -�� :r��. � ._� �' , ` ���- �r"���� �..� `��_� v � � ,.. . � � � - ;��.a��� £ � « �� � . , .,,; �. ,�, ``� :�.F � ,� � a.� .�. . .x p .� � � ' _.,< � • , ..� �r�.. A ,� �''� ., . r� � � _ � .. . �. �" �. c'.� ,. . _, � .. � . � ..�- � I�jJ ...�� � � ��� �� �"` ����..� y � �. �� s•� .�o�'' �-'� 3 '� � 'r=. k � t " — v s \ _ �: �i�I��Id�" 5:� _ ,. _� 4 � �\ . . .�.. � "h� .W �L N��f :. . .. . . .�.,��.. -• • , . fi y .�4#� Y,93. T �. ��- `6v.. . , �.'� � ,"�.r+�. � ,!?"� � i � i.►�a�4q'hy�,�#.�. y � � . -_. �° . �iv3,� . � ,... rt�y' � ,��,+o. �. r,�� ��,� �t.: �._ •�.+s'�l�# � � ° � a t y.� �„_ ,r.� ,.s � 4 j �.€� „- -w-_ � � ,+, ::.4-° , q- � '.���:� ..�.. 4r ;�i }i;�:` � '"� '�"` se. ..� .r -^^'' `:�� ''':�. .,�._ .,. ,,. '�'' _k 4!,�,.,''^°�"�Y.,R £• a�a.`4, ��."""" . ,_,n k, ..:� i. #• � � � � � y � F � _ , .,.� , � ..Ac. . ;,r� ,, : ��-. , _ . � , . �` � - ;, s �;., .. ,��., _ , � " � ,�" �" �I � � �_�� �- �_. , _ - � -..� ,,-_ � -'. : -- _ -��� �� �,,_, �� ,, .`" `�.-`��-_ � w_ � - - . ,r •. � -�-:. - . � •� � , . _ . —�"`' �� �';�E.�� . , , _� ti � ; � - ._. � . a �� � � -'- � .�.:-' � � ,. i ' � � �„z ;: '� ; i - _ � � � ' "'��,sc �t '�"'- ;.�_ �i `� ��W� �' �'�� � ,, �; r�', w� �, ���� � � ���� � = > t �� T � - ; �� � ��'�s` � # ' N �+��a #�,� � i � $ ' . eA`8e. �� a.�.._. `4.. - _..... . v.. . . ., ._ �„`;,y.t '?.,.'A�:ok'� :''�.-.�+.o.. _ _ '�� )� / r�` l t +�ai... %� � 'S,� � a f k � $' •� � � ) ':a.� �F �� � .�: �� ��y,,. t ,' A� ," ,� �a�s P� . � • � _ � � � �S �s' �� � �� °�Y� � ���'�� 5 ��... .�„ � � � . �� �� 4 t � '� � ��` ���• Y ; �� �` , ��_ �� � �u�, � ;. � °� � ` h� - .. SK � `4 ` ,M1,.'�r� ; r F �, f���� .i' '� += w.. ° ' '� ��Y' �-" `� ";�. `� � ', � �`t a ��> �^ ;n ' �.i�, � `:�-, � �., -��F-'f 4: , . ' � .,. k. "� �� � �,�„��,��+-- .. �.) a �"r. �t��� ,t,`�'� � -.� .,_ ��. ; " . � 'r �?, . ,� �i4 '� `- � " L '� � `-,�m=-` r� � � '�`� � =-#I �, , , r.,_ _, .y e�irv � � � �'� � �" `I�I �� '�. I ��''�.'; `�� a. w'.I�"�,` ��. i � � I — �� .� � � �- , .. , . . d, , , .� ��i� :� � _ �~� hi 4 �� � �` �.,�'E4 k"' 1` � � � r, y � , y� f�- � ,;N�+3L.� � "�, ��� �: �.t _ � ��{,x'f : vq..ee',+;�y,.e.".f t ; w �hi,� Ac ��i - , �' s - '�� ��� � "" "�" � `,. �� .��Yt` �� w.: � � �'`' � �� �� t � � �� � � ,���'3��� 4.- al` � ° .{d' ,`"-� 4 ,.,�> i F �r, - �' •�2. MA?AYXY � «a"E.%4(i°'`�r, . . �^`". ti . J� �� e/ � s, a .F . � m. - �_� � a „ . a. � ;w.- � � +� , � _,, � :y'.�=, ��, . ,r, . �`�� �:. .,- . . . . � � - , � � � _. ,' - �� --_ _. � � � -� � � � . . . �_ �� _. .-. � .� , ��,._ . _ - . .. �. ,. . - , �_, � . - _r w_��. ,� � .. ..:; .� .. .� ._ . _ .��_ _ . .- ,. � ,,, � y� _ . _ .. n ,,-. , _ . . _ _ _ _ �- -y . _ _ _ _ `�'-,� � x� � , s x . '�„�a r .�,w: _ ,r�.�,�� ry ...:-_..._, � '-. _ ' '-�e. �„ � a ""� ����'�'� "`¢ -a�.� � � -�*�'<:`� �`�'""' �,', r ' a ur� ` �:. -�.r. ' ,�,�.�-�""M`"--�. - � �' ����:�'�. � : », �'�"�`" c,3� � �. � `..��"""'�r''�� ::' . �� �,� � ..� �,.,. ..., >a�s^w, -� � ..n.�„�". '�. i'�, �.- a� -z .o .r � �� - t # � �. � . e �e ,�.:a q '���- � �w.w;�. �'�. '°��.... � "` � � '+.. €,. � ^�'��a�.-�a� -� ;<� '�r;<-.: ' - v "' �} ��* 3�,'+"���"���t'�,� �-."'�`"'� '.�y-x-� � � `v� � � > -� , � � �; a a. t"v; -. �� _�u, o-e,� '�"��, ��_.°�r"_.'�"v_�""�"�>. �`a��`�?��.�':�'���. � ..._;+ti q '��. ` �.M , k f- "�F +"�,7 t .W'�� rv'!;.e �- Y � � T p � � p � rY . �t g�.'�`�; ,�`i� � i� `p. .�.�� ,� `� � a,�s%� �'�`�'� :v�' � :d` � �` ' s�'^�* ;�,� �";: * �+g. � � ' � ''S i`�' i"'c d'� t �§, sv .� ��. � � �+5 � "` <t e'Sv h� ♦-� � 9f.� �. , 'a � � �#�X'�'_ �� �,.�� � }�.a +���y�, :.`�� �'t' �"h ,�.r :�'ze' i�,i �����a "� ��"�"�M��`,�u..:�!"'�, "rs ��e xt � p � :. . x � - �`tr • t� �'F '� � r +� v�,: � `{4�� � �#��..-*.��-i �r � "'.�' � � v , y` i9�k�w�;_ �' �, �'�,� �•,� �' �~ ��� "' � r � �� �' � �� 0����< q� �, � } �,�' ,� Ysg"''�� � "�t '^�� 'j e" ,�•t� t i''M�e� ,a3,�,.�. ..t' `4' � °��` d -"� �r �i s� r � � rv- � �..f,��'§+'} _ ..�'�`� � �'� R �. ' t'.. " .. .,�, s .�.;. ' a .r „ � . -c�� t^�: '—� �� t �":. . qt w i _.. g.�- �fi : , ��. � ,3,� �cya ,.. , 3�. :. . >< .. � K "' .� , S „�#,s � s � .,� _ �tr � �i� S ,g.:`�,,��'�'' •r ' . i� �i v+ ; f � �,�'�„�,Y �` . �... .`� � "_x`e . �, n, r���� .. r �n, .��a'" f .a'". s *r�«"�^ '��ra.,�q t. . ,. ... ki'i:' A�j ' .�. ,�,3a ��,�.h!$4 s.�t.. ,. t �� ��1 �� � `•%�yg�,.,,4c:�� ��i' 4 � � �' �T� �,. ... w. � rv�y q�". y'r r�`. a': _:_..� �'ir �l' � �.� a„ � � . � � . � -�� a�` � � � .. � . ,). � , a r. �. ., :�� g � '� w � ` t � , : ; �� s z, - . iL� ',�:A '.v-`, __ i �i � � " i �r .. '.� .2r .� .�. � � ..�- _�. , ��„�� '�s�...�� . � . '-•... _. 3 ���'�'w{�i:7� ,e��: ,�a,. � ; � ;',. � �° , z ' 1 . �� ,.., ._: �.'a �+��7 .:� n.-. , . �,yw. .,;,, r �u ,�.:�.� �� ,. ..���.�; ,�, x� ,. �- � �.. di " ;p . . ��I awta� Y3 ����III��IIV�P�'j��Yi . .,r� m� �".�»`�,: {'t F as.. . .. � �� ��f,. , �` . � .. . , :�,w'� ,u������'�'���� ��"v*.. ,%^ �.'�g� � � -��.� �4 w�u �,�,'�.»�� � �4�^' � � �.f r : ��'s �� ��� �, �-b. �� �� � � � k ,� � � 1 . �. . .�_.. � � w�� '���� � �' � g ��_� �+�►���""'�' �� �����`sk"`� � ,sv: � �� '`� ° "�. � f . roF 1r,..ry- � � +� :SW 4?�.C"`-'s:'.� '�. ,ro" '�p,^`„' ` ���� .� �� � i:��. ��.i�� 5 '� ���� f �, ��h. * „ .A „�°*�, � �~ 1` I ��... ��h .+ .,� s'f�,��, �*;��`" a„ �- #�^,}�y,'�: L "'�T��. 'g.��a. 1::�9�i. ��,{;L' �{ �� $, �• {'!^ ,'., . � � o ,. � � �+r �. v . � � � �d F'� '" � �� ¢ « . �� *`� Y. dMt+Y _ � � , 1. ' v . w .�.�-� _ .,. y.,, . � �ys'�� . .�, ++� .ti�:-', r „ .. 'b. , �- ��a.a k,,t. _:` , -� .,�. "`' =. . :'v�'^�'s '� _ � e �< ....�a � �... ,� . � �,� �,,,. . . _ _ � � '� 4.. . 'V "`.�, . .. ��, � "R""''m G,�^�" S }R -�y� =}' * �� �� �` �,.,�q �t��'"E` .. ,a„�s�i ; �'�' �"..�Fb�^ , � '� ���j� �i� ��n II — .1u I I 3y ���� � ' �� : I �i "4 ..t.,. 1 , �i �� �= t� ���� �,,� �� ""��� I ,jir�: � �+� ' �„.,<-:��' '� �s,�, > �;.;: j .��� �� �. � _� ;; � ti �„. _ � . . �? ° '=_- •�, $ � _� ,� � .� � a� � � �,;t �� .� t � g� ! •�� .;. -.f �_ � � � - _ .�, � � ik , . '. , � � � � s , � , ,.;r� n 4 ? ����.-� � ,rt a��,,,�,, ,.. � �� k V. �.: ., rs � ':d -� L� � :'Z4 ._ I�' . . .._.vx. 't - 'ti�Yyu � � .f�1 � . .. �_ � � ;45 Z �� .�II � �a< � ��� �;7 I pA�u �� � !iy�s�,�-'r'7j�� I, :r-'�1 "�' �� i ��'�'�����,��I _ _. :.xr - ' � i � ,� ...:.. ..., .. ^'`�R\A, t �. X` _ � , .r�.. !^ .: > � �� ?�` �. �'i � :� a :'"' . � .���- �� � _�,_£ � ��.�F t�� "; a �. z g��n �2t � -_ .... �` ��, �� .�.�"":�� � . . . '�&'�'0� � �:t�"�g �� ° ""a � � � ... . ,..r - u , ���. _ k;' > �' `` : ,�. ''�s �*��i �i'�'t�. . �- . , � �_ � T a ^ . µ .. ,� _ , 7� �E #c�.� � A� _. . t a . . n L^i . .. . .. ��� .i� � - '. , - .a S. . �-• . �N� ._, . �}�€ � . . . , ' ,. nF M_�a 4 ... � .. .aT`s . .r . ' . . �,.r c � � ' ,�� ..'<� � �.a ro. . '. �:. , ._. — ..- :. -.> �.� } !t.� .+;.,_ . . . � .. �_.. � M . , � . i< - w. _+Se. .n .w_ w ... ...,as ..... . . .... � . .... .... . .... � R'^-_.:'`�' �... , .:... e �r` `:�«2.i w : . .�:L .. # .. W � , .;. . . �m^ . n s1 �� � � �" � ��"� `� .�j'� `�� �� � �^�. .P. .,.H .� v - ,_ . . , �, ,;.. �, .:. . . . .. d < d�. :' �v ' �� . w' +}. ., : . : §' rv �:t.as^,,.,...'n�_. . ..�'f `"�" ' . � .... . .'Y�. �� �} � -. . ':'i � `�� j4� � � � , �� ',{ � � ` � 4 g � � � t f� S § � � . y� a 4 x ,j��.� � . �5 i i •1��\ �..� '�.��� �# i � �s�s ' �"y��� ._ �"�'� @ .,. .r' ':; � � \'is��§� ," ���s # £�4� �`" � � ` ,� �� ��,� � X .' � 1 =+s �n� °��` "��.,-. „ ,� ��`�C, � � ,� � �; ;: �' `4 e �` ���C� ^,- '��.;,. a•�;.., ' r � . . � �� r` � .' « ^ �'• `. �"a� '�5 =^, �g - � �t�'� �x c,�,�a. ,� _ �r Y � � '� � �'� �'r � w. s ' ' � ' � � f .� .� �q., : . � . .,� . �*' �.. : � Y- r �� � � 4� . 't.w � - ,�. , . '� �r- _ v .• � � � � ��-� �` 'f`k .. �r : } -?,A� . z f Y'! �� �._ � ���'� ... - .. , '�, ♦ � ,. � . ... �S'.w' ,�'ri '}3 � y �4yk 1 � \ � � �.'�: .pa�y �� V3° T�� � ��;'M � - ... � '\ � iA- A iC �.. ��. `h' ,� 2 � ^a, sv+� I $ -t � ���� .G�-k�„ �3 � / w`p � rb� �.`y y. J . �."'� ' ,� fr� �k � ��y � '� � � } +��'`� ` '�,,a}*f�fi,�� ��.x. � _ �'[ot�._~ 4 g"�L ��' 3� ���.. `+5� �.: .. S.-.,:� �„�.. . e` c. y4 '-= 9' j � �'^..-- ' '�.. � +; - e . W+-� ...''�' v �u�..'?x=� ' �.:`�G ��. � . ` . '��,�-�'` ''�. '� Y+"�a: � ,�+, � �`'` y ��»; d� � ".��` r�';��ii ��,. . :_i {�,, s",`.. ^ :. , ,. i _�, . ""�v x_.. � - �. -' � ' a= ..- �� v < . ' � vs; . �t. .. ��''`� w*vt��tr}r:.�_ '. . � . � � � i � ' x �.a . � � , `� ..` _c" + " �.y,_ _ .; ��` �� ,}'s a _ � a";-_..: ,a�,� , , .,- �� r a,= »: �n _ � ,',.': �� ,r r:5- k ' .... ' #�. ��.'ki .f.� � -. _,.r . , � �s , - r .. __ '. ,.. -�-'� _ -,�. :..e.. ._ �� . - .� . � .. ,,,'�-,�y .. . � � �....:.. .. _ � ._ " . � : �_. � �' � . - r..a �.. �,-� r�_ .� � �, � .„� �,�...��., z., . ,�_ ...:,., . . `� .-_� �"�---,_ .e .-� .,;.,,'.. --�it�, :>- - „ ".....�.� __ -._ , - �..., : ...: a :-.twf...,�:,� ' .�_-. _ . . c� _ �_ � ' �� � � _ ex , „c _. _. . < . , '_..- -s .: �- ' , ���, _ _ ; _. . ��y � � _ > . , _ _ � �� ��iF'� -- � �� : � ., -- ._,. + �,r � � �e� �� �."r - " ,: . .b ::t '` .r r�2.-�s- ...� .::�.. . r,, ,.` - -� � 6 �;�/ a '� �:� :. � - � �`' :''�--'3` _ � � �-. -.. .w^ +�`n- .a`"._ .�a"� 'i" :. � -:�.. � .:.,- i��._��-,...�'�,�.a,�,',�r,;,rc-rri., . � �" .�,>R- _�: '� +�'^ `C�,• � .it.�.�'. .: `�. ,." �� .:7. , ., . .., ���'. �. ��i h � ,.. �r* +a��, »:.n`. _ , � . t r. "_s ' �.a?�� ��,�. �' � . ''` -°c, �.-`���^�; ��'�, . _ . .. .. _ 're.� «: i.,: "'__ { �r�� `� 2 t T . � '� �.. _ � r, .- � �€ _ �,'.�'^ %f:ve.. '� ,. �i�� ... , _.., ...- ,.,� _. �.:.; p. � ` y � �r� �{ ;� � < L.� . �� ��,�� , ` ` � S � A ^� �" . "�-f. -u. "'Lf S„x } ,s' „w�t �`,y� �,�`a -" - ,� � ..Yxa�. �,,,c � �,� ,asHw�i. Stk��� g a^' ��'+�'"'�'�_.a',l a .�. ._'�' i�Y s_cn`,'w...... _ x ,_ ._. -_ .., v . . . . . . ... ... �.-.'S_.....-�.�.. . '+'�S'+�' >'.�.y--�..- . � .�.'� � �. , . ,� �� , �;�, � < ,� x� ��, �� � � �ek: ,� ,:� ea 4;;�, � ' +�`������ �� � �.��' �,�, � � � �� �-� �.�'�. „ � _� ��' � �� .� �� �, � � � , �� � , � ���� � � �" � � ;�»�i��.'�''�'�`'�' � �����`�.� ;� ' � , . F �� � ��`�� ���''��*.4. L"��. �9��,, ,..;,, � '�" �`���' �"� �. � �v' ..t � 1� ., � « „ 4b;. � So,� i k*��. f S . �� ; � . *"vx � ST' ��� �v� ? �yti'_ 'i� *.�.. � �s ,. . . � , .1'd�. �. # � *�.. a.. � �' .` -��ts��'..: . * ��, � � "�=�',' '�`c� c�,.�°" "�'aa�hTM�"�, �:.t xa �� � e«� � �, .s�+�`-,�,`r -< ,�^ � y k ',,�r' A ��' �. ' e � �t .. ,� y� �"+ �a . z '� ,�,� ��� ��� � . E .� 'kr,�' v 1, 'j r r , t i L t: ,�"'� , "'=�,c� � � � ._.! * a '�, �% a °' �� '' .,-��t'e .R�#' :� 'MP'� -.: �F �r+ * t -� �,. t � � � A � : �`t; � rfi�; ����£ j ���r�*�� �'^`� •" �, � � . `♦ !► ,� ' "" K ` 5Y:"�"� � `� ..�� y ,�w� «� ��' �.�.� .M � ;;� �x'� �c� � {. 3� � ` : 4 ` x ' ,„y Y ; � � t�, 'J�H #" 'F � 4 -�., k"�'.. y �d Y i �" � � t � � \�rt � �`�" .�Y *C'� .� ,� �i�.4 i ''(N'�� .," Nz t�.re., ha^�^ ��� � g +� �.Y " �•.,,, � t'�� � �,s..-`.+.� � ` ..t,:. y� � �,'�} ��� ��,�n.�y � � _ '�;., .. `' #:�'*-�,,,i` �� �'� ��,�..'� .5,. ,, ''?` �°'�.<"`. � - , a , p . .. < ` ar �; L . ��� � � ... -. 1 `"Ga . �� � � � y � �e ,- �.... � -� . ; .. �.�e �,.���, . ,. � n. , , �° � "�d� -�' „ ,� � w � ��,h �1�� �� � y, _ ., � " � ` : ���� � � �_ ' � � � r �x•� �w � 4� � � � y 9 ,� .. '4, '.br , t � : .'"�., . - 96 Y , i.,� f x�� `o t.rF. . � -� ..- �y �J�; .k�4� i"� y .; �,. ,• �, i�� �,,` -�`. �' x ,. . .:� . _� �. r} �.. . . - � �� k,. �; - ��~ . ,,�.. 'r. '�4�� , <+4,.=. `; ��.. �7 i . � ..�.. �. ' ",.. `'..�� .. ' �� ,. `.' ��y � _ � � 4�J , Y . ° ' � �.���.. � t�z �• _ �} 's��;i � �t� � -_ �,.,���� : ������p :�. vqws � � �f �=-n�'f ' . -�": y °i.' r�`# �" � �' _"�'�'�'� � � �`f e�¢,. � �`'����a`� , : �;.. -.�^`�'�,,,�a= � � . �;z 'R�`,�y ., 4Q1 g ^w�t'3 � �� . , �2 . ,. +->. . . .. .. , « - _ . � . -.i.-s .s , � uL � � � . �..�., m� .... ��s�-�. �m....y u...nc. .�.�.. . .. . . .,v ..'.'„, . . w _ # �'i'P� �:� ����' }� �. !.,���2 . � 'srR� �n«f,f �wYSK,.,s� � �+{a���� �' �%`�n�" ' . . . . r,. � 4ry,Y„ i ' < �� ��"�L . i��' '�a+-7r. ��1Y ' �r � � , �,� � ;> . ,� s< .y� �y �.0 / t�';ar ��' #.' �+'���k�, ;�� �, f �o- �: ' � ,.�F�.� , �.': �.�"�a �r y�j 1 �Y s Fw � ,�, � "e � '#� �i dr+;� �".�,. m � 4�� `k e . .�'�3 FA"#Wr �. � ,k'� '�` � � 3.,� :.'"��J_r S k # � � �. �r<. '� ,a�'� �p�..�F� .K�.{t ��,.�'s.''3� T .+'',�:ti �`'�'4�w ? � . ,q,''��,.'"�� <9P "{,,*�g,� °4., -*.. :k�, ;. �� � �, ��'z ya` i�>S` j �k si��#� , �,. �.,,�..„ � y�,- � ;.r .* �p"� +> �� a ' . _��- -�t "' '�e�,�ya �� a��?,� '��� y, ':� �t � �s^�:t�*x . �p�� �,��,� , y&� � � a�,,. x ��"� _ '3�, �;.,.ar�� p, ' ,. e,,��e ar.?,�n .�ti. �,i ,,x�. "�;� �hc r ' e..�t'>.. __.J�..�,� ^ ,£,�.x - r > t.: + . >..�,� . � � «au..�. _ _. �..1>tz.,�c� . ,� .�..<._ w r _'�-a�b� . .�.a,.a..:�..: .. �: � � ':�§s � �.s r �� �� �. ��� �,�. ��^� � ..��� ��,� ��;�id� . � y�� «�`d������ $�:sY,4.'p� i,a .. 4�� . - tr , � � � + `�'"°'b �� � � '� ��_���L� ��� � ?' "� � �. � , f p.... � � ..�n- '£ �' . .� ��k . � �� ..�.�: ,.�. � � � � � * � `�{ n � '� �. - 6 ��.` �.� 4� �M� � '^N �✓�r ti' .� t�� � TY �� � � ' .li:. �-.S' �R , T { � � 4l�� A � .i>" � �'��'� J^ \� ayat'� � dts' ,s�. *.. � ����+ev.�� r 'v�` � _�e� � ��''� e"�yr* ,, � #�." �'; ,e',�' `^ � � r ���ry --- -- 1.. � � ��^%�;` •.' � • -,. � a x�� -_ _ � �"� y ,. i�4y ^ � �, y�; �`� .. -� . .i n r. . �� � � k. v m � ~ ,, t . r' ;;�a. ' ' �_ b'" � ��. - _=c. �", a.� �� `- 1 - e `.� � �;�,. ' ... Y �'.. x= >�_ rv $ . ...,'�, - .a - . . a.,, . �._,xk �, ,Y` .,, . . r y. . � a . . � .: , . � ,. � _-�. ... .�,.. � .�i � � � � _ � ..� �_���� �� ��������xii � .� _ ,, _ P jV � '�� : �� z �+ � .. , � . � � a r, ,� I r � � �; m - Y�lu�� � - -=� � � _, .� .. -. �_- ,: . __, � . . z . � _ "� _ � . , w .. �� .��: _ � r_. � ,�� � � �-. �� _ � _ . .:ti,� . - �._ �. �3 . �����' � � .,�.., �'^'�:.�. � �; �� �..�` �;� ,' � a t��h�y�� "���� s , r�..� � �� ..� _�.. .. ._�, �' �„a��.� �i.A�'�, � x.�t�� ���;- � _ "�-� � �. . ;�. �,- . N: . _ e. .d.. _ .:: .,. , . ,. � �µ;', � � � �`& `�A����..ffi`��Sd��"w'�.#�,�*�n°'�aN,x3w�s.yC, �+t. ..�.:�sei�i.. � , , N-y �:.t #�4 x�'..y,,� ; ��.to m, . � � � ... �.. 'T . . -nEr :,, '✓,���,'�'�u �''"4y,'(h +�" � g ., �ra " . �2 � �u}u� ��� �'� „.`i. �� i , r, �� � � . ',;• , � �„ ..._.� . ...n.:,... ,.b,,.�,.,.. . .._ .. . _. . _,.._.�,. � u��r�.�, r�" sr��� *��_ 0 � h �m � `u Or i �o cE 2 0 �� � � �ti h 1 �� O w � � \ V� � W � w � w � � \ wp � ~ � _ a � � O 3 3�"�-'"' � � � � � \ x �c \ � '++� /� � m � ; o \ / /� w w �� N� / > ? o� �x�,/ o ; a = � � �— � �� m � � o � , � � ------ � � �-�� -� o 0 " •30' 05� ��� m" � � � �r " � Y N Z��g�.62� " � � 5 � � -- . � �1 a �o' � ,���,�n� ---m ��`� ', �`�Q� \ �`n` `" cvni�� � - � � N � m � ��3@� � � m� � �'� � II x � � L� � e• � �► � \ , ,o; o �z �$ ��', �; \�,r����-� ' � � � �� ; � g. �� /� o/ ��,,-o �&�./e �N,o P �,�� �,-� �,� �`� � � �y��� � o m � ` �� � .Q m22, ^� �;� m ' \ 5�\ \ �,�\ � � ��p�� � e ��3� m�Nw x � \ � $ � m� \ x�c� � o+ �` 3mc� ���'e 0' � 545�'�� \ \ � \ �� � � @�� F#��< \ � ��' m 'm m "` '� .f� \ � \ \ � \ �LS�, `a 4��� �. \ � m, u Se - �n N n' � o�n � l � � �Z� .8 nm �� \ � m� �� �o '� ` � ���� � � � � P�\ 5y. �� � \mxP �m j80 �`° �`� `o tl m� �\� � �� � � � � � •- m d � \ "' x a \e � U �\` �\� � �c_c� �4•`� x �� 1 � ` � `, 1 ` m /'� \ U �' _R � � �y � � � •e N d o g y oyW� �il � \`� \�x � �1�� XO��- ` lo �I i 1I �) � 'b\\ \ � � ��,;� � �l �`� \ m �c ' � 9 r � o' r�=� =N�o d \X u 2' - m m; I '� W 5�o� m �'`�\ X�\m\ n �� o ; m m. �� "' � m � � c N m=� Wm � � � Z \ �� ' `����` ��� x `�95/p�X \ � .� N�a � "���° `'(\\���� �-3•3U'26 � � �n Vl 1I1 m� a��m + � m Shad m e i2� m . �� / � O � m �� � _— � � X o � a � � � ti 7 � v s � � c� N v � v �n ^ a on cu � � �.; w �" _ � � 3 �,� a�i a �,o,� o � �0 2 � til � � itl T � m '-�' „�, ia� •O p �.'�^�' 'O � N O � � G..x7 `� � y�nX O v�i Cs.�. .n•�' � ,� � o a� � 3 N $ �b °�a � ,. U � � � � `�' �n �> °' � '��_" ° c°a 3 � a� ° � � � � � ,� °',� � � � oa.b � aY o `�° p '� �' W�, � W >, ❑ ty o ,n• �"' �"1G G' � U O «! '7 F'' � C w q � � � a,� � � o�e� °, �dc �o� ae � E+ r' ~l > ac°i o� a�>'i a��o >, cpo'.. `� p .r�. > �o � �n `� w OC� � O.. 'C t, .1'"� N Ly U�'�' y O� C N id p � � � ? � y�,.,�cp� o � � 3 a•ao�v'� " c° � ,o �; c3' " y ° �E w'' c aCi � �,� v a � on `� � °' ;; vi �� 'rJ a�i 3�C °' o t� o ' �a �a � � � � � � � A w o�> o 0 0.�� �,� ° 5�•c � � � o ro ° ° � °= ow �,o �o �:o ° a�i '� �� � �Y � � . o � � L A. O O rn.�,� y O � y � N5 '� N'r"n' 4. a�i 'C j N> N N U U � O w aJ -O y O p G' p,�„O.� .� � � b., c�C� N^ �� ': � c� � V T � `n O � � � N,L 3�w N � � � m � " b0."�7- 'O O i" O C � O �n p.'�j � c0 rn o �3 v � ,� � �;c '� C � �. y ro� o o a Z o � �, ❑. �.., C� �v, i cV `.3 w Q �i � �' � �� °q«'g b �¢�� ro � '� o av,i � p o. � �i £ p�q � � b b � �, o ''�' °� � `" :o o z a � O O � � y N C �.0 O b y � T ��.� y � 4a > O N � � >' � R p., � °�o � v°',x y o a',� o�S.S � ' �'` `�,�3� .� ao �'° ° � �3 N 0.� � `' aTi o :° ,� o � � 3 ..� � ao.5 �'� � o � �, s'a ai >. � '� � `� ° U S �� •� ��. A c� a� t., � N y�O A ;Z �n G �b :�x N v � � a�i � w ��.�' ^ � �o O � .9 0.5 0 � a'�i o�n �� o � `�� �, ob ro•5 'r� y °° F' � �' � o � ,, � .ti c o T� �.m ,r� „ ��� � 3 c � W � �' O � � ° '� � � E �,�°-' � °� o a�i`•�c.c° E •° > � S". �i 'd T7 m a) a) � �n v'ri ,L T ❑ � G td �n c) �` C b11 Z � ¢:d „ o i p > � � oa� [ 2 ° abi � ' a ° � a, Eb � .s�'e -�1 F, c� '`'' � o �'c� �a '�° °�' o d $, o o � � � i�b�3 �t � � i° 3 a �... � r o �a.ro.�.o o �,�' �'.-' n� °qA cn E O `.7 `� '=�an o >' � �� �y �v °n o b a °J U �a:_ � � W �'�b.V � � 5 E- � °� � °� ro o � 5 `°b � oo � � 3 � �,° °' �° �o m � � c. �- � � y�3 � � a�'i .o `e y � }. ,� a� o,� y� `�' o� c — ° � ❑ � F' O G � � U �' '�'�" V n � Y !1 � cC '� � F � O '� �c o� 3 Y � � o � o � � no a� o b 3 � " v� .� b � N 3 an � O an � on � p„ao� ��,c 3 �' ro ❑ � v R � � n g � w .�e g �i a.-�N.5 ou.5 a�•C �' �,= 7 Gn.� ° '� o '� o � o � Ll o O o.� � t �i o'� o � w° o > > a�'ao:� T�°�� � v a o�o Q � � � � ..7 W w s � v o v x a�,� o v s A.°�' c a� v, ce �y o > £ ❑ � Q � p., �n v,v opcnv� �n nnpcn .� v ot� 3 ca >,w � o ... Z ca z O � � � � J O � �iM � � � r v�i � � 4 � � � � o � � SZbI# 3SN3�Il 'NW LiiVhHl`I� 88 LO–t 98–Z l9 ��'��� '� szti55 o3osa���w 'si�odoauuiW y3nos anuany ylb!� 80LL ���� 91t�SS 'd105�NNIW �Jl�1�f�d/\ N�Q109 woo•uoilon��suo�a�lsan�(S•MMM � �,,,�,- Hlnos �i� �o�,u b��i � � N,., i a�,. �ti � �� ,S 3 a �,,, N�dW31b'9 J..LI'd� QN�s/ �1�'dH�IW � � N :� ��S��Z�S 9��'-�-�=� �"� ��N�Q 15�! N'dW�.l.'d9 � �-� ��� � sraisin�a �da � Z � � ��(((7���� Q�g �� QJ a J �S �J �� —--—-- b�Nv�d � � ry � ?N Q J �� 1111�Y � � 0 � N - —————— � _______�___———— � � � � � � . � � �. p � _� �= p � I'D�ag I J� I'D�a� I v I��° I I��° I �————� L�——————J L————————� // \\ weae a�ddaaa —— ——— wvae a�doaa rw O i N YvN =rv o�- � � � � �� v� N � � � v � � � � N V eam �Q � °�� ��� m �� rc � � ti� �� L � U 53/��3H5 � �� W _ � � � Q� � ❑ `r � � � - �� � � � -� .��J � � JZ W _______—� —— Wa rv� � � �i --------`�`�— -- R'�� �Q LL ��Q � d � �v � � N T D � " D � BZtiI# 35N3�n 'NW L��� ss�o-�se-a�s `�`�°'� � £Z49S o�osauuiW 'si�odoauuiW y3nos anuany y31!� SOLL �,�� 9��5 'd105�NNIW 'J���-1'dl� N�Q�09 woo•uoi lo n�3s uo�a��san y(S•MMw, �9«- Hlnos �i�. �to�,u b��i � � � N��c a a o �c�a a v� i s 3 a 9�-I�-LD Z1�dT N'dW�l'd9 J.11'd� QN'd �f�'dH�IW � �i �2I,I.S3117�5` 9-�eo-�Oo �a"xia ����Q��'✓� N����g � m-io-eo �1 a�sd�d sr�oisv�a �.va ��� �J� �Q� � J J J � � WR'� „�,, ���Q � � � � �� �� pQ�� � o � � a� F��o N w � z � i �W J � 0 Z� O � N � r T � LL ry � ry � �J �------ NF- O� J '�.�I �W �Z � I � �I �W �� x � � �I �? m � ZJ ��2 � �� � � I � � �rW � `�� � X�� � -- I 3�� � Wz�p R� � �ZN n �U � � � � � QF� � Q � � � � ��Q L � � J � � €u.W V39..M3N --——�La WH39 K43N --——�—————'_"'} i.............................�...-:-...-...-...-..�..-...-...-...-..-..-..-..-..-t...................................,....... 1.. I � I� I I I � g ; ; Ix�� . I p I� ��� i��g " i : _ i�i ; � t �g ; iW� _ i = z0 u 3 + � ;I(DI � QO� ' L---a�-- � � � �" _� �-----� I�� I.J......................: � ,: � � ` ............................. ........... ..... ;: . . ;� r—r��-�—ry .. . . . �� --We�9 a�do�a-ls�>� i- - - Q� o -- W�,�� � (�ogz Fc X�� ��0� �� r� Wm �R�2�O J 1 � � V� _ X J r� ���'�a �� �� ���� �s =� �rysJ� �� ����z �. I m I � L.: ,,,.. : _ �;; �,...: � ; . '' � � t� � � �. ;:.;.-:.::::: � J ���Q� , �,��Z� � ......... �ry� J � ����---------- O�� , J ��� � �g� D ��� D � 8Z41� 3SN3�Il 'NW L��� 88 L0-198-L l9 ���,� �y £ZbSS o3osauuiW 'si�odoauuiW y�nos anuany y31!� 80LL ���� 9�'�S �d10S�NNIW ���1�d� N�Q��� a wo�•uoil�n�lsuo�a�3san�(S•MMM c �,,,g«- Hlnos �i� �o�,u b��i � � /� � N 1'1 i Q O IC 3 N 'R �7 1 C 3 Q 9���r� Z1�p'r N'dW�lb`9 J.11'd� QN'd ��'dH�IW � �,j J � �x.Ls����s �� �►�'a° ��N3Q 153Z! N'dW3.1'd9 � �-� SN0151/�32! 31yQ ��"��� �µ1 � QJ p LL> �J� ' O- �J� � ��� E Wz�� � � o�o� o ��z� z o z � � �w � ' �O� � � �Q� I ��� �O� I I I � O I r � � � �i I � i � I � � � I I ��� O��ppQ(� � J�LL J�J WU W1� y� - I �I� �IF Q Q � � O r I Jty JN ZQ � Jp m � .^ O� � � �i� �� �� � � ! � �� N� ; mo W� � � , � � , , : � i , � , I I I` I I � ' � ' /, I � � I I I '� ' � � � � � ' � � 1 � 1 -� � Ia� �---J {n 1 �1 I �J�i~ � i ' ' ��� I I I I 3 I I �a� 1 i I � ��a� � � I I ��� ( i � i � � � � I i ' I � I I ��� ' � LL Q I 1 � O � 1 I � Jw � � I I > O i ��? i 1 � I i 1 � I � I I I � � i I I I I 1 I I � � m ' � I I I I I I I � 1 � I i I I � � � � , � � , � � I � � � � , � � � � � , , I � I � ; � � � � � � � � , , , � , � �g � 0 0 0� o� ��QQQ �� �� �O J�V J� J � � b b o I� � �r� ,�S L �.. --�--'�-- �_--� _._�—�a io : M ' - , r " � . � ! _ �� �I _ � � b , ,-� —^---�--� � I � �' "'` �� °' — � Wi i � 5 ,� 1 � . J � *� � _... i �� �� n� 27 Z � � ��-� - zrc `�I b ao 'o ec W'� ��, zGi� �- O �y i rr'� 2a �� 2.,!H-t� v + `. �t �m� x Q � �'��''� � 3 � �;a ZI h� � I jLU_l I 4 . . .....__� '�J O � ^ � 'I F � Oa U � � � �1 ! a S. W I t � — x � j � , . „.....�� 3oo �'En �i �_. 1 �� ,-a .. Z �� Q ?"t �, i �h' / � � 4 g�. a 2� io ia �r F p ..O-.ei �'T�p g' , ,� �__� w � k� a�-� f�s �'►s''�� ° ° ' N a�s .v-,�r � � a 1 � � � ., _ _4. .. ( ��C � m -� � � N { _ 4 � 2 ' ' ' . � . i _... ______._.. i_� _. �J b a .l ' � F"' ; ` x 'c, � M � __ --- u I . -- ..�...0-AS .....�� ..�r._ '�' ` I F i N % } N I Q � h' � a� _ .r,�.. _ _--- �1_ �•- . .; .._:.j.. �.D-,=L..__,. �,' F . .,O-.��' 1 � i . ..tl'.11 , �1 ( iZi� � � �, ' `}:� ; u 0 . � ' I � W I l q ! �., �O( � + + �\ �& � I ._.r- 41 C�_. �. J },� � i I �. 1 n� �-�-�-.-.- Z Z I 'y ti�, �-�-: _g �' �`j I � .•-2 < q '" rc � a� '� C 3I � } .t.._...�. '�y °c ��..��.r.., Z 4"' � w {� � ��. +\q� I � e ( � y,�......._ � � P I � aa1 Ot p.. ,P q ( � • y W . �r� 8 r � J ni � r �� � �.", "� ��� �( ' , �nI a � � K� ' Z �\ V� a �= �i ;� � . g—.r C .-�-- Z )� �I � �� � �,� . � � i: Q: � � f . H�:� C2i�nv.�car p �� • f � �, ., r —-�-_�—' � . � E , � ° 1 '�...t -e -•-T---. `� z '° � E i c �?/ 1na�� : �s 8' e, a �i � -p J� j' r �`'� 4� � �'� i w I?` �' ° 3 +� r �1" r � ��'� 1D ��b d � Z " i � -��-�i _ ���4� � � ����.+ ( i ffi�� +7' �� W� I � �,t - � �, �� � � ���� _�� � @ � �� � � �9 4 .,._ � � QZi GQ �� � i y , _1 I � z �_ �;!" ._...0-.52 L1 __� � c � I « M1 p [1J� Sa'r�Y Gil .,, . ..._.__ � �C W . a o LI � .. F } G- �q � �� c' � V' ' _ ------{ J r �v t U �� � � � { � a �.�� .... � (� _ � N�,� �� �� y^ _•_._. �..ry a � � � �V —1 Cl a ^I� 4�y � ., x�w.o-di o o p ! �y�. J e o - _ �- l i� < �la o 1aI g � } t� �� f * iz � FC. ._ t � I I � I�, I J __�'� W 'y �, �� (� - --�---- • �; �i o m � �o=�r� ..o-.aa f Q , ,r _ I .. q ! � �t �b io } � �� F- � �t4, ' � � n �y� ,�o� - a e � m F � " � ; � �l� �� �a � ,�� � 3 ' I ' W a ��� IZ 4 c In I� d � �¢� f - W �' t '0 I �� Q � E�E Irl� � Q��p � # F b � > _ �I � ,� � 'I I a �lo bl�` � K� aI'2� --,r I� � o � �� o � i-2 -� � OA - �SI �Y �. I � f V � � -:.ui a` �i � N a d I; E � 1} 4 u� + 0 �� � ' 0 '�a� 3 � • - W --r c � b [ � ` ,� ¢ m� b F' f'r (��13tld 3��13�..aae ''1 � � � �y 's d' � �, �� _ 'r°'+ < `�.� i°1m ` � �,� � a � >_ F i/39N7d8t01971"S�l �¢ � � � s ;� ��e�����:iS.���`. a 4`� � �t } i � o u u �p� � �� � � � : ' ;c .g�: • �. � xt . �F� f��e � �r("F"i�C� i hy, . � � � '. ��� �ti r '�� ^, k �. .. . . ... . . 0.�,'.C�Y;�lswt�+..sa,.n. �xti"*n.k+�r�;!um'M','u.rv..:..7ra.,•_ . .. n _ ...,. . - �--� �. .. �. . .: . . . . , . . . ,. . ..- .: � � � ----- ----- `f---- --� I • � � � r`�__-- I �r-` '�W > '��j x______.__._.___.._.��.___—_, i . �I y�,. � 4 '}� � � �o..x 'aC.r.B voaR 'aOtA� I d i �'� q`-""r � a < a � ._ � i � ....—� �� ! � �.�,�`r�.�4� , :�� } � F� l ��� y��,,,r �4 �� F—� � m IQ � �" r" � � R Q U0� .'�1� � ' � ' l.-y"r"X � �� � F( t 'V I-i� �`''�,.�'� � � I � � -�.. .. �`~ '�} � �—..�.T}; �- a F �� I,"�.'^ to � f ¢ i �-�''•- U I n,5 � +-� < � ��� G '�y �m � j U 1 �''�� '� i I I Y L_". ___.__.__ J � l: L ' � �d p �.� .Fi ' IL � . t —_y . � a:� m I 4 � _�i `�''� iB� Y +vivr..c-,or�`. p �� � � F � �v/ '"�� : I� m U t i: , I I ^..k� i��.N �7 � ___---------------�------� o ��<._ ��'i 3 i ,� m Y � � -,,--..._.�; __ ww..a-.se --"- L_._------ -----�i�..�._..1►t� � � e -Nwv o�.da � ...., .,,. nIW d�-��.'�� � t: � V ` � I 1�.. �... _ �� � � < I } fl � Z W �. �__ �I�'� �� ��� � � a �J�' � � O �. ..�~ , U w U �%� 0 . � ya' j {.� � � }l? �i�W � �C; �� J� Z � � 7 r�_ W i `'�m 4� a�'C t "¢ .ox 1 � �� � � '�''s� � 0 I 0��� � pW � � � -''~� ;ro: ���m 4. �W a�;; ' � r� Z ' < II �. + `t I 't Nl; t�1' - � . 4�, Z � C I �.�.0 p o F `° 1' o _' � � I, � u w ` .��'�a __s, � � � s .,._��' � ��,> O �,- 'i� � ( � � C J jr o c fl t a ¢ � � I f d ! r � .F �r`f p MI ti � r.i�+ � _�_ �y, y N W�,.81-' ,..__t [i0 �f '� .. '} 'L�i . ���y..��� r O ,.7,. , y+..- . I f 'S �I OQ �C C - .. (� in � e ' - � -...-.�_.. _y �U z V' N �'� �' ��.. _ �� . � y W@ z� �� p: � � �0 � � I �� � � tl� K� 4 � �Z r?i �< w �t � ��; '�. �t� 7( , g '0 b I ¢G 1 I 2 � I '_ h� Q �� �����.,'A ¢ '�� q, 1 3� � �� WW = � �7 a � + � 0 �,` i� ��•� �'��~ � i' � �`� ���. j� �� ' q� F 0 1 [ 1 i �. � 9 � �� '�. ; "r_�.' � 1 _ a a , q � 0 O O 'y�x g�'`� �) m'E�� �II e r ........r}F. � g � i �TJ � W � a ''`� ''�- � C� sEY= 2C `� � �p � � rt r•nw r � � �r� . � �. ic) 4 » .z-.� � i - ""—...- . � a. .� � ZI� � . U 0 8.+h�.�^ t� '� ' ._._RJ �` � k c�. Q "�' �� "P 3 2S � � y, �.O cr h �., ' C� y } 'R Z � 'Di yl ;?`V a $ � W I 1_�'. Z -� � i Q �_ ,� �a�� � �) II � _ � . t� 4 0 � � < � � ---�_ —'--�^.--�, �� �y��� � o � z $_' _ =6 W o Q � k� � � Q II �~�'+� WI f�'�~ U� I� a OeX� . T'3 O, �O� W t0 NI�"'�.n �...... N11Y ...."1, F` k O s iL 1 `v..,_ �•� I � �.�j �C r�g '� .`. ,� 41 9 .. [� ..9-.9I � ' ' O �''f ' �� � '�r 8 �!U =' C ` �r.I W � 1 d T `r 0 � � � d -'^ a � �- a� $� [ � , . , I C '� . �= � � I - i`� i t '��A �aa r � � il"- F �ro U ` ooa nin �_ Y 0 � c' � 5 n '�'!..` j Q� d qr=,y,�, s��.t 0 � d v p � #D a c ¢ +f 'aJ ..I Q �. r 3' Z I _�-�"._—_j.V ..�J a Q ta��o� �) � Q � ° 4 Q � ° � �° °�. �i s i � � �� .i aac L� 4 , —'� U � #� � o I LL � —� I �+ 4i � < �' ". F- L_ n' ¢ ' �i a��� � r 8 z r � A iN a I �. ro,� � 2 I0 � s . . -.—•-.� �..: ,�_�� � ``"-�� E m C W ' O o u O 1=- � � t..¢� .r.-.c 'C � � o I � �1- Za��Q <¢2 p � J d 0 �i Z L 1 i o�t s'!C' �I ,�j� I � I I- F "� s+ �Om 2 m�M O Z�v 2 � O ��ielia �;a ci.. r `�' p �'_ u' '. .."� I � J z ..� � �,r &.�����`� &.��µ �/ //� ����n �y ��' �� �"�� � � �/ � $��`".�. �. /��' . �'!"� S i'/Y/�//�/// � � ��; �i�� � � ��:� ���� � � ����� � ��y �� ��, . " ' . ,�� �"'1i�s�ca1 I��v�I�►�p e�� I��p�rtmen� ���-���-������������-����t���� Date: luly 26, 2016 To: Golden Valley Board of Zoning Appeals From: Chloe McGuire Brigl, Planning Intern Subject: 221 Westwood Drive North Peter and Beth Newland, Applicant Peter and Beth Newland, owners of the property at 221 Westwood Drive, are seeking a variance from the City Code to change the existing grade of the lot in order to build a new home. The applicant is seeking a variance of 2.27 feet off the allowed 1-foot increase in average grade for new construction, for a total increase of 3.27 feet from the existing average grade. A previous variance was granted for this property on January 27, 2015, to a previous property owner. The variance granted was 4.67 feet off the required front yard setback of 35 feet to a distance of 30.33 feet from the front yard (north) property line. The property owner was proposing to add an additional living space to the 2-story home, although this was never built. The property currently has a large, bowl-shaped depression caused by a previous owner. This "bowl" was carved into the hillside on Loring Lane, and altered the natural topography of the lot, causing a more intense grade running to the east. The property is a corner lot on Loring Lane and Westwood Drive North, and the large bowl-shaped depression is in the front yard. The property contains a non-conforming two-story home with a tuck-under garage. The non-conformity arises from an enclosed three-season porch on the south side of the home. The existing home is situated on a corner lot. The average grade is calculated using all sides of the home facing the street—in this case, five points. The current average grade on Loring Lane is 867.0 feet; the Westwood Drive average grade is 872.24 feet; the total average grade is 869.6 feet. If a variance from the grade change regulation is granted,the proposed average grades would be 870.23 feet on Loring Lane, 873.5 feet on Westwood Drive, with an 872.87 feet total average grade. The applicant is seeking a variance for the total average grade change from 869.6 feet to 872.87 feet, or a change of 3.27 feet. If the variance is granted, the applicant would build a new home—a conforming, two-story home with a tuck-under garage. The steep grade change in the front yard would be restored to the natural topography. The existing driveway would be moved further west down Loring Lane. Existing trees will remain on-site. The applicant notes that the previous owner carving the large bowl into the yard changed the grade of the existing house and made it difficult for anyone to build a new home on the site. The applicant states that the existing home's grade appears to be much lower than it should be because of this large depression in the front yard. Additionally, eliminating the bowl-shaped indent in the front yard will return the lot to its natural grade. The proposal requires a variance from the following section of City Code: Section 11.03: Definitions, Subd. 14 Building, Height: In the case where a house or structure has been removed from a lot for the construction of a new house or structure, the average grade for the new house or structure shall be no more than one foot higher than the grade or average grade that existed for the house or structure that was removed. The applicant is requesting a variance of 2.27 feet off the maximum 1-foot increase in average grade change for new construction, for a total increase of 3.27 feet from the existing average grade. 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 any home remodeling or rebuilding could be constructed is very limited due to the location of corner lot, challenging topography, and presence of a tuck-under garage. Additionally, staff believes that this situation is unique and not caused by the current landowner. Staff believes that the granting of the variance would help return the character of the locality to its natural form, and create a home that is in compliance with the City of Golden Valley Code. Staff believes that the negative impacts of this grade change are minimal. Staff recommends approval of the request for a variance of 2.27 feet off the maximum 1-foot increase in average grade change for new construction, for a total increase of 3.27 feet from the existing average grade. _ ___ _ _ __ _ _ _ ___ 317 �41 330 .� . '�-._, � J16 43 '� 121 340 320 371 _ 1 , x � aio „i: � .. ,... .�- ':.� l�%s , �� 311 332 vl�,� � T� - �---�.� \ r: � v�-.{�'!'f�� x 300 301 �.. �� '^.,._�_ � 300 316 Subject Property 235 . I, ,: , ..� . 300 22 7 -�����.=�,. 224 225 22S . 227 kc -�- � 212 .. 219- 212 215 212 209 -'�-�--L 200 2� Y � 200 201 � t. a 2� 139 U 130 Z � 124 131 � 127 . �. 122 125 .. 120 112 119 F 201 • ����114 115 115 :.:20 4600 . . g'` 700 - +,.... 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 �o�de� r PLANNING APPLICATION valley . . . . - . . Street address of property in this application: . •• � • • Name(individual,or corporate entitiy): Peter&Beth Newland Address: 221 Westwood Drive N. Phone number: Email address: 612-718-2160 psnewland@hotmail.com Authorized Representative(if other than applicant): Name: Ben Awes Address: 550 Vandalia St. Phone number: Email address: 651-644-1106 bawes@citydeskstudio.com Property 4wner(if other than applicent): Name: Address: Phone number: Email address: •• • Provide a detailed description of the variance(s)being requested: We request a variance from section 11.03 (14) of City Code for 2.27 feet of the allowed 1 foot increase in average grade for new construction for a total increase of 3.27 feet from the existing average grade. Currently the existing grade is depressed due to alterations of the topography by a previous owner. We are pro- posing to fill in the depression,restoring the topography closer to it's original slope. 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: We are proposing to build a new 2 story house with a tuck under attached garage and walkout basement.We propose to fill-in the"bowl"around the east and north east sides of the house to restore the topography closer to it's original slope.We are proposing to move the driveway to theV�tSt further down Loring Lane so that entry to the garage will be from the east instead of the existing north facing garage. Pldnning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 city of �y 763-593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gov � planning@goldenvalleymn.gov p'olden � valley � • • � - . . . - . Minnesota State Statue 462.357 requires that a property exhibit"practical difficulties'in order for a variance to be considered.Practical difficulties: • result in a use that is reasonable • are based on a problem that is unique to the property • are not caused by the landowner • do not alter the essential character of the locality To demonstrate how your request will comply with Minnesota State Statute 462.357,please respond to the following questions. Explain the need for your variance request and how it will result in a reasonable use of the property. We would like to build a two story home on the property,which is allowed by the zoning code,and common in this neighborhood.This property is located on the corner of Westwood Drive and Loring Lane. Westwood Drive is runs north/south and is fairly flat. Loring Lane runs perpendicular into Westwood from the west and slopes down to the east. A previous owner of the property carved a large"bowl"in the side of the sloped yard chang- ing the grade around the existing house,and any potentially new house,such that a calculation of average grade around the house would eliminate the ability to build a 2 story home because the grade at the home is much lower than it would be if the"bowl"were not present. By code we are only allowed to alter the existing grade around the house by 1' -which is not enough to allow a 2 story house to not exceed 25'above average grade. What is unique about your property and how do you feel that it necessitates a variance? A previous owner of the property carved a large"bowl"in the side of the sloped yard changing the grade around the existing house,and any potentially new house,such that a calculation of average grade around the house would eliminate the ability to build a 2 story home because the grade at the home is much lower than it would be if the"bowl"were not present.By code we are only allowed to alter the existing grade around the house by 1' - which is not enough to allow a 2 story house to not exceed 25'above average grade. Explain how the need for a variance is based on circumstances that are not a result of a landowner action. It seems that the need for a variance is the result of a landowner action,but it was a previous landowner. A "bowl"was carved into the hillside by a previous owner,droping the grade around the east and north sides of the house by several feet.Because of this lower grade a normal2 story house would exceed the zoning maxiumum of 25 feet. Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole. We are asking for a variance to correct a condition on the property that limits the type and size of the home that can be built.We would like to build a 2 story home with a tuck under garage and basement,which is in keeping with other homes in the neighborhood and in Golden Valley. 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 gOZde� 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. The only option we have that would not require a variance would be to build a one story house. While this is possible,it is typically more cost effective to built up than out. Putting all bedrooms on one level with the living spaces is not preferred. • e � � . I$I `Current survey'of your property,including proposed addition and new proposed building and structure setbacks(a copy of Golden Valley'ssurvey requirements is available upon`xequest;application considered incomplete without a current property survey) � Qne curren4 color photograph of the area affected by the proposed variance(attach a printed photograph`to this application or email a digital image to planning@goldenvalleymn.gov;submit additiona)photagraphs as needed) � Fes:$20o application fee fo�Single-Family Residential,$30o applicatipn fee for all other Zoning Districts 1� Legal descrip#ion:Exact legal description of the land inv4lved 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): Peter Newland Si�nature of Applicant: /'/..�f//-'`t-- � Date: 7�05/16 Authorized Representatiwe(if o#her than applican#) Name(please print): Ben Awes Signature: � �"�"'— Date: 7/05/16 Property 4wrser(if other than applicant) Name(please print): Signature: Date: Please note:The City of Golden 1/alfey wi(l send notice of your variance request to a(f adjoining property owners as wel(as owners of properties directly across streets or alleys. Your neighbors have the right to address the Board of Zoning Appeals at your pub(ic hearing. You are advised to personally contact your neighbors and explain your project to them before the pub(ic hearing. � This document is available in alternate formats upon a 72-hour request.Please call 7b3-593-8006(TTY:763-5933968)to make a request. 6camples of alternate formats may include large print,electronic,Braille,audiocassette,etc. �,, N Z � > "� O � z � � � � �- `� Z � � Q � °oJ � Y � �o � � ZJ � Z � � W w ooQ � N z ~ � z o cnz � p z � a � (n �J,J _ �' � z �- H p � o � ~ � � a � a � = X = � Nc� Q v � �n � � o � � W (� � 8g� \ o ° � � c� , � w — � � � � g 7 9 �, qa w p � O � Q W W � a o � � � W o� > W —____,_,_�,� �g � � � o a o0C � g � � J � � � Z O � N Q t C � O 9 8L� � ° a~t°o � a�no ° a��o W � 5 ���� � o � ,,�� � o , �8s, ��� , �'� � > > Z'� �� �7 y� �s o ���� � _ � �� _� � o �, � � 8 � � s``9�/�j � <<g � � fn � �� W � �1�� 6 , x � � r , � �-- i�%� �5� � '�� 9 -�- _--�w m � I r� � 876 /' �8 T � � ��� 9 L 8 w �d0� , _.___ � � 8�5 d -� �z � � a 8 7 5 , cy �--�° „�� �d �, S � � a W I ��g �� ��5 � o , z ` ' �� 8 � �� ��8 �` �'�8 n � % � _ __--- . ��Z � t`8 a ��� 1 � o ���� �8 � N � � ,� �- �� � � � "� z o� 69 � � �o� � � � � s � i m �M � �' - �b � � ��Z 898 � � � �S, � �� � d, --� �`� I o' �- .� °' � � � �� L98 � �'�• o � � � o'� � - � � _ �� �p -- -- _ ` �,.� ,��`• q�� � � ---�� �3. 32 -- �� � � � 9 L 2 -� � _;,. �n _ I �� ' ,� ,�� �� �-- , � � � z � ; `� � a�6 Exis-ri � � ' Q-T; �; �/� '` . 0 � - -L � 1 . �\� h�. MIN , ; ��'� G �-- c � g�R1uEWA� 99 , �— � ° � N � o O __ � - __ �'I � ;_- ' . — c- o . __----- - 55.14 �-- . ' -._— � ---- �c� � OI L___-.- -- � o , °� � � � � 866 S�98 c�i , , g�,� � o � b98 � �N� o � '� `9� O � - �98 � s 9g `� � `� � L 9 8 � O i � � � �98 � i 998 - ° � � � � �9g — I � � �9g � � � S98 9� � � C� W � � � cn w 9 z '� I9 � � 8 Q o � g � 98 � � � i �. I >- � � �— - �� � _— �� � � � � W _ I � �-c� W W J �p � � �`9 � = Z � �'— 3a �` — � � (n � oz �o � � c� � � �d�� �z�,` �— �❑ _______� 3a �,9 � � _ s'� (�V�L t ��� � � �66 OS6 6_�'� �❑ � �� �6 �O� Wry� W W � � W Z/n V/ N � N Z � � � Z 0 � Q � � � � � � � � O � � Q � � � � W O J F Y J _j� � O m Cfl Z � > C� N Q �- � � N Z � Z O � Z ~ � Z o a � W � W O � W _ � F- Z p � O � ~ � � Q i Q � 2 �^ �/� 2 J N U' Q C� u") tn (n CO � � fn L.L V J M � z 8g� � Q � � W W a \ � , � � � H __----- — � g 7 9 , �, � Q W (n a o � c� � g o > 0 o Q a g \ � � � J a � Z �"�i, �r, a ono � � � � � � � � � � � � � � 8L 8 ���// W � �(� f� � � � o0 ���s ��' ,��� � ---__________ a T � `s ����� �� -----.______ O �� , 8 7 � �-�� s``9��V ��g � � � W / � 6 '� �`� 9 � � r 876 �, �8 � '��b, . �dO ` 9 L 8 W � --�------____ � j 8�s,, d � � . _,,, , �� s, , . �, , �� �� � � 8� � , ��\ ��\ w \ w ��\ ��� ^ ° , o � ��\\ ��CB\\ ^ � , � �g—_ � O \ � � � � � I� �� � � � � � 87c�—�__ \\\\�\�1�� � ` � � , - -� ,� B,��S � � . �-,,, _� o ,_''871` ���\f o \ a��b� � " '_--- � 35, ,�,; o ��� . o � r-- _---__g� �, ►�\ ,� .° � � ,� 0��� � � -- ����\ ��p� - � � � _g69 ``\�'� � ---� "� � ��� ,�2 �cj���--868--- � I '�� � \--, -�, � � �\\\ � ,, � _� - . � � � _--867—__ � �--866-_ -`\� r-. . . .. . . . . �____ � � ��_ �� � � . � __-' ��O � . : ° 865---_�J �� � - � ��� W � b 9 8 � . ��' � ^ �. . ' . ' . . . w � �� ` � �. . .. . O . �.:.: � .: - � L 9 8 � � ROPOS. �. :.\: : BITUI�INOUS. . �� —�----��9 998 — 5Z � o 8 � . ' QRIV� WAY . � —_— . � S98 w —�98---------- � `� �98 �"j � o \ -__—____'-C98------� � � I98 ��9 � � -�d� � 8 _ � - 1 - �� � �9 9 ,� �� �____----��. 3❑ ______-__ �Q � - � �d�� ��` (/�V . 3p ______-_ �� �'9� ��, o ��� Z�� /�1« O �� � S,� 6�0 6�s, a 0 � --�, _ � � w � " u� M N > � � � z z � � � � � � � � Q 0 � pJ � Y � �o w � � m � z � > U W p o Q � o Q � o W � a N z W � z Q � o = >' > � z � u' �. u' X J �w � c� � w V � O � � o - - � � � N C� Q v � (� c�i� � o � cz LLI LLI t= � � � � � � � � � � W o w �n LL � cn w ao > ,o w ,n w ,n w ani � aro " n � � c`�o � c�om `� � �iLL �ciLL � � � � 00 a CO j W > � dD w 00 g 00 a CD > 00 �W LL J J I � N j J � O W Z I Q � a � Z O ° d � I m Q ° d � :-m � � � � Wo � Q v�i 1 � I — �a i I J¢o �o I w I I �� 1 � m� / I � °� � w I I No � �� i � °a� ww i I �� iI "" I � M W 00 � � ui LL v I I � � Z � m � I ' � `�' � W � m a 1 � I � � � I � � 1 I � � - — -- – I � — I � I � ----.._. I I ��\ �\� i I _.._....---- � � �\� �\� ��� i � \�\��� _ �\� �\� � � � ' I ` ' I , � � i � - - �\� � ' ' I i I � — i � � � I � � I -- i I � I _......._ _._ . i I i I ---- — \\\ \\\ � � i I � � 1 --- � � �\� � � -- _ i i ��� %i I � � � � � I � I ' m � � I o ._ � � W _ J � , i W �- - - - �\� _ , ; I 1 � � I i � i ° � i ' � I o i � I � w ; ° I z i m i � � � � � 0 � o ' W I H ► 0 ¢ i � Q � z � ; � I w ' O W � I � � H � i � W � > a i I W � W � i � � � W i I � w ; � O Z i O � � � � - , � o z o I � T � � W il � II � � � � � I T T N T— N '^ Z � \J J � � o � U Z � � o � � � � z _ � � o � � Q � � w w w m � Q F- Y Q � o `r° � � � Z � W W � O Q � N Z W � Z a � o = } > w � � w "' w ~ z w i- z } � � y ° Nc°� at� � c�ncan � o � NW � _ , � � � , � �,� _ � �;�� # �� �r ��� ' ,� � � �,. ��; � r'� �'�, ��, ��, r ����.„ � � i ���'"*°* � � �*�.�, ����� �. ���. ; ` �_� ,� ;� � �� �ri',�r�° ' ""�' � ' �. �� � � ro � ��� . ��� �.,� .c. � �;�:. ,*� �' ��„ �`� "� ��` ��,��� m � "�� � ���� ��° �;� � . . �, etw�` t,s° � `,� y ... ,�, ,, ` . , .. �"�#�' .. u a�§ . ���: � ���� �u�: . F, � . . . �,..+ "' �. � . . . ., }� m , �g 7 : �, . . ' � �,m. . � .� . � . . � . �,,,� n � . � . ��:...` � .. .,n.� � � . � � %e" � � �: . � �.{ � . .- � n� .'3 �.s�^ _ —_a"—' ' � � —" T._.�T' � ,'• �� ... ..Y� ' .___.... �— --_-.I � . � _ ._ ,; ��, �u.. �% ? ' i I � �� � ��� / � �, � � � � � � " � ' : - � � �"' � � � � ��"����� � P� '� , i, � =F � , � �� _ �I �( � � �� b ���� � ' �� f �a � � -_� �� � � �,, �z � � ,�e s . �' � � (I � � s w ��� " �, a . ' : _ �__ i `��� � __" .- �� Y �� �."kf"{ "� ! € � t. � »1 . ._.. � _ -_.__ . � I E . � { ��? : �. .. .. ..__ ...�_..� r ��,,,;, ,�,�. �x :, t ��� � s�.* � � t s� �� �� �� _�__ .. � ` �. ��� t-�.„�'�``,'�f ,, �'�g.�,�,�� ` ��� ' � . -� ���: �� -���� - .' . -" �; �.� "� �':�tx�,�j 5����.��" pd� ��s : ,. , - — �____� _ . . �v ! � � �r �� $ F f 5 C.f �. �. C � t __ , A S" '. � �' — --- - '° �`' `" � _ - -. _ � � `n" t�,�;. �. . -- _ ::. ..- --.-- -�-- -- '������ ���s �'�`��x'ra"��i��'h` t 5 , * Q y �, "i , ;_ � , N� .._.. .. .._ � . .. .__ .. ; �' x i y �� � _� _' `��"� �����^�� �+��;� � ., _ — — �" � : �,� "�e... ;�. .. �-- _( __ . _ '� � : �� '",t x"��'s��e � iir � _ _ _ _ -_ ,, ��` ����a � ���y� � x 4 ' � .� "�. . ...��r' 1C. -.... . . ... __ _' _ " �.��$ ��S # '��°�.'?'�,�'�� t��t�?.. ;<'n"' �t . . ... �il �. .. ..�1. 'J ...._�"� .�.,. _.__ "� d �����}'d,¢� ���63 � h 4 r� _... __ ___ ..._.. d �i'�`¢ x` # �' r....� . . f i `, . ���_ ... ____—_ ." "_._._ ;. ^� .d+�' � ,. _ � .y; f Y' .�e . I�_ � .. .. �. __ 'n��'�,yy�"`� £S 1�T¢�A ���A .t,. _.1y ..� ... .� . .._._ . _- � h�5 � .y ''. �I II__ ' ' ' " _ - .� �s 1�'' t�F :+ ��t,.� i }.,.. �,, I .. .__. . . . _1y I . _ - i { �_ ._. _ � ._ _.. W � �`,�k� �:. x TM � � .. _. __ ._ �.� �( _- __ ,,. � ��� _�4 i ��1. —_ ... __._..— . ._.. .. : � , ' � , 1 R ,.^. ... ._.__ ._. __ _.. ... _" __""_ ... ( I � _ __ ��,I, ��I��! � _ _ _ —� � � C , � r� � � y_._..— = c� � , , � � � Iai� � � -�-, � j � ���� _�E = � � � I, : � I � � �`--�i� ' � ' `��g , �{ � � �Is � . �; 1 � �, ., � � � s � �� � , � , {, , —____ , �� F ���� � F ��; �� . � � ���� ��� � ° � ���$I� � �� ��� � # �� �� � � }���� r � :� ��. �a � ��. ` `'°� �°e, ���� � � � { � ( � .� �r; � I s� ! F � � �� �� ' � � � a ��y �, � a �� '� � i � ���` �'� :�. }: ', y 2 � � �,;��� k�. � '� � r � � � W � �Y� �� � ��"�� .r / . w ,< _ y � � . *��t: � ,»,,.� , � - , , w , y ,. , � � A�r� . �r -S �,°` ,;,3�, ��. /� �� � �� � + . `�q '� �p . , lJJ � � ,r.^ : � W r ��� � �-- � W � � , #, � �„ � � = U ��� �! , , ��. c� ` � �� � � � �- � �-; � „� O ���� �) �. ,}� � f— ,{s���`� �4 Y�q�y F k�� O � * , "^3 �� � . � . 7 ` i� �.3 ���� ��t�£+ Y . ` Z �py.#, p �' y d�� `�. . . '"y�ap��b� � � *��i .,� ''L"' �.. 'Y�'� ..t.�,y4- S d .. � �q `�.: ��' �.. , : w � . . � �� ';,,� � � '�xa� � � �:� �,y � �w e��'��,� � . :�,.' ,$�r.yc�� s "y' �.: ,.S � . � . ��'�ry� 9� :.�;�C�m# ' .' sr .�, . � . �S� . :w�' �t € � � � �� ���� � �� � �"� ��'� � � ���� ��� ��,j x�� ���� �"�'`��* � �., �"t o-,��F� "� � � ` � ,� E• � � ��,. ,.� � s � �,' N '^ � N VJ , � p � C'� Z �- � Q o � � � � z � o J � Q � � � � w cfl � w LLJ m z � � w w 0 o Q o N a W � � 0 u� lz � � Za � a � Z Z a � � _ � � � zc° w �- w X z w — � Nc°� av � c�nc�n � o � nw � v�i � � � e z �� . �� �� ��� ,�, ��n� r,�,� ,� u���� " ''���� . � �•� M,',�^a�� �., � s : r � � � � � �� ����"`" } �� �."'"TM� � -�,`-,,, � ^�� .K �r�:P'� 3 �6. �,�� ��,� : . ' ���� . �� � _� �� � �. . . .�� � .,� ���. � �� � . ;�:� .. �sr n, ;�.� �,�,�,�t �� � � �� � �* x � � � � �� � � ; � �� �°` �t ' � ;�� }� g�`�; � y "� �, � � � � �, i � � -'� „ ' �� �� . a,���' ������ d� � .. .. � .. � ,�.� � "�� �-` �. ". � . �. � � "' �-::-: � � ua,,'*d ). . �� y� `k �" �,� p� ��# �`h ,3�^�-u: . "� $"� �*�3"„ . r.�.M� z�`':� d'!�"°�a.j�'��,; . . � � ,� � �� �` w � � �'' �� � �.��� � � � ,�� � � ��� � �: ��� ;� . . . ;� �� ������£ �� ;. ����,,. _ � , . ... � p a ti., " t�� :'•"y7� �� .. . � . ��`+�r`,��"°��n'��� ;`�Rt�� #-.�:i#� �'� �" .. , _� � � �h3' Y TC � � � , � y g , �� �� 4�� � �3 ���� � � �� �': . �:� �� z � � � � °��: � � �� � � r x' . ��� � � . ,y.. .�. �dq.�a§ s �y �. �, � . � �F,�� ��� t� s� � '. �.. � s��, � .. . ���.a� � . � .. � � � g .. ' . . . .. .. .. � � . . ' � :'.. F. . "��^ /'~' —.__... . . _-- . I ' � /�.__'—_�� / � . _j ., , J � .... .... ..... � _���I —� i I� , ' / . .._ . _..._. -._-.._— _ .... I ' . ' . __ ___ . _.'_"'" ._"''_.".. . .. � .. - ! ' .,. .. ... .� : __. .__ _, ... . . _ . . . � ...�...._. — . , , �_ �� � _ "" '' �a -.� ' i . .;. �� .._ ._.. .,_v.._,. ��,� .. �i ' I.. '�' - -- � . �; . I ._` ____ ..._ � — -- -�----- , 1;�; �: _ ,._ > � Ii - .- �_- � ._.� �� �� ��. _... ... .. ..' .._.__ ' � ' ..... _.' ",_ ... ... . , . _._ ..._.._r . __,.....m ... .. . I � . :^rr. ... .. ..,_ . .. . _�_.._. _ ..._. ... ,.__�._. i ' _._.._ __ ��._._ __ .. _ __ .� . . . .,_.._..... ._....""'"'"_""'".. _ .._.._""" _.... ...... .... ' . ..... .,............ ._ ...... ...��_.__... ."_"'_ ......... ...... . ..'_'__'_ ..__.... ___.__�_�_ .. .... ... a . ... . . � . . . ..""_._., . .. . . ..... ..... ._.. ' . � ... �_ .�__.__._ . _ _..._.._. . .. . . . . . .....� _... . ,�1 �-' " .. . ' • .. � �1,� � ... � "" "" ';' _' . . . � � ��' _.' y .- _ .. ._ � �__ � ' . . �. 5 _ � :. x la' � � - ��i �� _ � ,� I � �- _ �� 1�' � , � , �� � r �---=- -— — �� i �- -------- ' � --- —� �,j�, I� �� � � � , �- � � ,, - - � Y , - - 1a . , ; �� ;'�—:- __ -_ �` : ,�� _-. -- _ � ; �. _. - : - ---- -- _ _. - - - ___. ___ � , . _. , _ � , � � � � � �,' .. .E.,�a �, � � _ _ � �, _f� , r _ , � � �� -- — — '� M _ � � �� � , � — . ,. ._ ,:,,.� , � � �� �: � �.�� �� ��,�. ; ;� � �� � �'� W � � �. � ��' � �.�� � � i i �. � ��, ����� ,�; \� �-�1�,� � �� f) � .. ' , � � � � �� _� � '� � ' � , � ' �, � �. " i I ' > > � � . w �, ,��� . Q , � � � � i'�� � ,. � � ��.�" � �� � �!,� ��� � � � � � � � � �� � � a��``°� � z° � �� ��� � �� �; t��� t� _� �� �� � °-�� �,� �� �' • `' � x� � _. �R sn �� .,� ,, _ �� � ; `*� �..-r*" "��a-�'-� �" � � , ��. �. p � ev'�, ?i, % . .. :f . ' 1 . � d' re Q.'� s.�' 4`+' ¢ �_� . T '�.k�n i . � � ra,,w��,�`� a'�: .,�+ ; y . . �.�; °v �ws �"a e �"�„.x.;., t� , . . ' . � ' � „�� � �t� :;� d� � � � �. . ' ��a � ,�,;�� �� � ' � � � ;�� � °��' � e ��"� � �� ����w�,2,�� � .���. x . � � �� °��'�� : . _ - �, _ . ..� . . . , �_. . i..`; ..,.� "'�` ».� � . .ga�. -`� ,�� � �t�� _ . � =,a. �' a,.. •a . �, w .. ., . . . N N � � Z � � > Z O T � � � � � � � � � � O J � Y J �Q � � � � z � > � �' o � � � N Z (� Wz z ° � z � o z � � � x � � z r � p � O � ~ � � Q n Q � x X O x J Nc� Q v � � �n � o � � W (� U � �. �t� ��� : £4. � � �` �.F��; �� � � � � � ��ti� ,' #� � � r; � . � � � � h, � , . �� � , � �� � ,- j � � ;�; � ��� � ti,- ��� �� , ���� � ��� �r ����° �w �. � ',,. �, �� �� � � �� � �� �; �� �: �. � �� � �$� �� ��a �.� � h,. , . . �r . �. �. 1 ` ` -,` 4: a � , � . ., � � ; � � . � � �� . r < . � � � � �� , r � , � � �� �, � � i ���� � ,� � �2' ��^„ � ��� � � � .� . ,,, . ; ��, w � � �,. . �� .. �. `.. :� , ... >- , � �, . � r ; . r : �� . ;y 4 ��'� � �,T" ,y �� � y G� . � v ��' -`� � �' .�i k t � �d . � (�.� ��� �••, x . �r F; ,. t�`s ;; �. , �.� .. �. . '`w `� �� : � � � .� i* • - � - ', , �=. p .. ,-�� _ , ,.. , ;�� � , r�, 4 .. , . . ' , ^ , �- - . : .�. , �_,.� � � . . .:,,�.,�. . , .�,, . : P ����; .� �:'l,�,, �"�9``<,� � � ,, � N � . . i , ,�. ., � .�` ,. ..<r t:� � ��' `�� '' . � �. � a . , � _ � � � . �� � � � < . �� � � �� . � .� � �e �< ,- �r��� �����r� �� � � �� �.. I .� � �� �� � �� �� �� � ��, j � .' � - � � �r � ��� ��� � � � � ; , �'" I� , � °`� � � �� ,���� ��. � � � �,. (�' .1 � � „t.°: �'�,G�.; r � s f kn� �f ;'�,a,� ,;" '� ��� t � � �'�' �.���`� � , � � � � � � , � � ��F � �-� � ,: , ��-�-a � � '� " � �"� � �;` � � �' � �;`; ��.- , , y � , r; , , �T'i R . �� � � .� �w n . �� � � ,� „ � '�` •� n � ; �Y �'..��. �,� � '�;n� �. "6 ���� � B � �� +� 1 �� ���� � N� � � �� k� ��� � ¢ '1`,#t I .. . ��,�.. �k�"t,��- i � . . - h�+* p�_ �+d :��° ..,��&�� . ��pi �.� t � � :.? aW'`r` � ✓}1.-.. '.� �i� �".�A4ya: '� � g*�,. � � � � -� � . .,q�.�. .t �T �,g�s���, x���`�� " � � « ��� � � � � ,� �w '� � : �, � � �� ' � �'_ _ "`t ; � '��, � -� � _" ��' • �, �9��� `�, . '° � �� � `+- �� �r� � 'a° �"< a �. � � � r � � n ��s4�+ t;� � "' ^� �'� . ,c r` �. ��.r � �. � *M1= � � ., �� �� ��r a ;" �. �''� 6 �'��`�s� .�`� GR ��� ',� t *�,�r �� ��.�s���`�,� y �� �° „ a �^* �y �,`��,'. s a r ���s� ��� �� r�. �" � y�"� � ��� � ��� �;r a�":� �� � � � � � � �•�`_ � ����"' �p .� `a,..M��s � �; � * r � � (��I ��ri � * � �. � �t� � � .�•'""� �< , -. Id� � �� ; z � �; 'I� u'''4' (�q �. � ,; �fi�. li � af � �' �� G�il I� 11���,� �, ` �� � �2� � '�� �� � �' '�� ,� �... . �� �. �":.�:a , ._ ����� ���W �,�� ,�� ;�. v. ��� ...�� .� `� %% �u���� �'� ��� ��� ,�a ,,����a�� �'�'�� �� �� cf��,� ", „ j � ,��'` � ���� � � '� � " �`�, �'`' � > aa � i � rr�d �'" ` l�'hys�i��1 +ev+�l�p e�� +�p��rt�en� T63-r�3�8(}9,�!7�3-593-87 fl9(fa�x) Date: July 26, 2016 To: Golden Valley Board of Zoning Appeals From: Chloe McGuire Brigl, Planning Intern Subject: 204 Parkview Terrace Nick Thompson, Applicant Nick Thompson, owner of the property at 204 Parkview Terrace, is seeking variances from the City Code to build a second story addition and rooftop deck on an existing home. The applicant is seeking three variances from city code. The first is a variance of 8 feet over the 25 feet of height allowed for a total height of 33 feet. The applicant is also seeking a two side setback variances. The applicant is seeking a variance of.6 feet off the required 15 feet to build a distance of 14.4 feet at its closest point to the side yard (south) property line. The applicant is also seeking a variance of.2 feet off the required 15 feet to build at a distance of 14.8 feet at its closest point to the side yard (north) property line. The current home is a one-story ranch with a two-stall garage, built within the 15 foot setback on the south side of the home, at 14.4 feet. The proposed home would be a 2-story, flat roof home with a rooftop deck on top of the second story. This rooftop deck area would have patio seating and garden space. The applicant is seeking a height variance of 8 feet over the maximum 25 feet allowed for flat roof homes to build the home 33 feet at its tallest point. This high point would be a 12 foot wide enclosed rooftop access/stairwell room, located in the center of the home. The applicant is seeking two side setback variances to build outside of the building envelope. Side setback regulations incorporate a "wedding cake" or "stepping back" approach in which the building envelope becomes smaller on the second story after 15 feet (at a 2:1 slope). The applicant needs variances from both side setbacks because the second story exceeds the building envelope on the north and south sides of the proposed home. The variance for the north side of the home is to extend the existing wall to a height of 23 feet. The proposed north side of the home exceeds the building envelope by .4 feet in height for a length of .2 feet wide at a height of 23.0 feet. This area is the top of the second story, and is triangular because of the sloped building envelope and the flat edge of the home. The variance for the south side of the home is to extend the existing wall, which currently stands 14.4 feet from the property line. The applicant is proposing to extend this wall to 23 feet in height. The applicant not only needs the variance to extend the non-conforming wall, but also to extend the building envelope at the top of the proposed wall. The area outside of the building envelope would be .4 feet within the 15 foot required setback to a height of 23 feet, and 4.6 feet at the widest point. The applicant has explored other options, and if the variance for height is not granted, he could install a metal, exterior spiral staircase that could conform to the zoning code. The applicant notes that the remodeled and expanded home would be placed in the same location as the existing home and it would provide the opportunity for a summer rooftop terrace. The proposed home would mirror two other homes in the neighborhood, although be more hidden from the street. The applicant states that the approval of the variance would allow them to build a more green home. 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 homes. The applicant is requesting a variance of 8 feet over the 25 feet of height allowed for a total height of 33 feet for a portion of the structure. Section 11.21, Single Family Zoning District, Subd. 11(A)(3)(a) Side Setbacks: For lots with width 100 feet or greater, side setbacks for any portion of the structure are 15 feet or less in height shall be 15 feet. For any portion of the home greater than 15 feet, the setback shall be measured at an inwardly sloping plane at a ratio of 2:1 beginning at a point 15 feet directly above the side setback line. The applicant is requesting a variance of.6 feet off the required 15 foot setback to build to 14.4 feet to its closest point to the side yard (south) property line. Section 11.21, Single Family Zoning District, Subd. 11(A)(3)(a) Side Setbacks: For lots with width 100 feet or greater, side setbacks for any portion of the structure are 15 feet or less in height shall be 15 feet. For any portion of the home greater than 15 feet, the setback shall be measured at an inwardly sloping plane at a ratio of 2:1 beginning at a point 15 feet directly above the side setback line. The applicant is requesting a variance of.2 feet off the required 15 foot setback to build to 14.8 feet at a height of 23 feet to its closest point to the side yard (north) 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. A rooftop terrace is a unique asset for a home in Golden Valley but it would not be deemed a necessary component of a new home that constitutes the need for a variance. Due to the height of the proposed new home, staff finds that the proposed home would alter the essential character of the locality. Staff finds that the proposal would result in a reasonable use of the property but that the absence of the proposed modifications does not constitute a practical difficulty. The applicant has explored other options to the height variance that achieve the same result without variances. Additionally,the building envelope regulations are easily achieved with few adjustments to the existing plan. Staff recommends denial of the request for a variance of.6 feet off the required 15 feet to build a distance of 14.4 feet at its closest point to the side yard (south) property line. Staff recommends denial of the request for a variance of.2 feet off the required 15 feet to build a distance of 14.8 feet at its closest point to the side yard (north) property line. Staff recommends denial of the request for a variance of 8 feet over the maximum height of 25 feet allowed for flat roofs to build to a total height of 33 feet. 9 8 9 3901 4115 17 16 17 100 101 1� 106 zo4 Subject Property 2os ,os 113 � 117 n(4 f;"i"y .. ' 204 201 201 201 MINNEAP zos . 209 209 272 209 2 208 301 300 301 31 0 309 116 4108 .�y, 314 4100-�� � 315 �...� � :.. . �� �;� �,�A .�. y4i.r'1 �.,�.�� .i. .'r UW � :: �. y,t, ,j'�3��: "_.� � 401 ,.., .. , :�I '-'��vL�CF'. ,dv !� 408 — _�,e� . .; „� ;,=' •.<<; .� � �r� o �� S1�t �' f� w� I [ ���. c�w� I�I�o1 � S00�09'30"W 00.00 e e e e e e e e '————— � ——_——______— Shed � � I � -'�-�a i " � � � i I �� I c i I�'E--- 25 --- �`. I � i I �i I o � � � I r � � � � m J I ��? � o � � i � p ��� � � � � i O I ��� a � I 0 x— � '�I--. i""� � � �-' � i � m�� N ° I N ; D D t,a � I ca I �� n o �, i � � � i � I� m � i � ' , i�i�� N � � oN� ///��� � � \ a ''. � 13.7 � I�I�� ( / :« � �'. o. 1 ,.�'� � A N xo w� o 1 .4 �d: a: 'v o X . I � � o°a � � I � 14J. � �• G� � INIr�-m � � x m � � � I Im� � U i . w � D � � s � � �, O \ ,�3.5\ 20.0� �8.$� � c „ a, a, � � �, 2,.s o. .0 2,.3 � �� .-�:.�... -j---- i J � %:�� � 'r ° . om I ~ r `°� " '� .: � ,�. oW N " � � � Zo �..� �A. �� . .r � Z� �° i � . Aa �r �.n.. �:.n d . zo \ I �m ,�� '� '.+'e�'''. . ?! ma � � � � (. a � �N � ' � I'� 'd j / � I � /\ r �O � ... A '.I n W �`` � I m (� '��V :k :'p �;. �' { �D ,00� � c,+ —Di ~'�^a ea'se ���`",',;j . 2s.oa � I � `� I ���`y� „Z£�91.51a0 . �.p� - �=06'23'O6; __ i I ,� � ,-- Z6��g 09 t�Z���olZ=p '--�—,,,\ i ��� I ooM L�x D e x�J \y\��� --' I ��xa 9a��S�oN`wN19 � � 00 PARKVIEW TERRACE ,_-- -_,_ - � ��, ,- , ,- �� ,-- , ,, , , , ,, , � � ; �o � � o i � C� � �l p, � � r* 7 � 3 rt� � � � � � � ' 'r � � tn v � rn N � o y 2 G C`c � i <`G � � ��"' p��='I W rn O L 5 < � � > > �^ �' °� m o v, r^� �r*�rm- m X � � p�� `� `�° ,��_., C� a o • ❑ � � o • � via-i'.,r` � Dnm�a° � •.yi � � o r+ ��. ..�:i � .+ < O� � �(/I Z � �� ��``� rt `S° N ::� � � .o� ''y 'oc�Z� vi Z Z � o 'a ai ;< cn r o 000o voo o ° �' v, = no � 'n � c � _,o o � m m rn m m m m m m 3�o mo o� ZA� N � � � ,-. c r� z zzz z zz z z � na� u� NN o �� _ � -+ N �D � ''* �1 O O O O O O O O O ,+p_ip m... y Z n O r-Z 0 3 s"? � S � r� r� r� r� r�* r�r� r�* r�* r h rt�v c.� �p O fD � `� u�D, cn'i� C" �n cn N cn cn cn cn N cn /��J m o � ="�� Z H- N cn� � � Z � � p �ti� ,.�.� � c� rn m m C) N C � � M t ,�_+N r+� � �(n ��C� � y v -� � .+ F m G n � � Z � � N � �� O O � p <O� m G�i� rT1'tt S'� r*i C� N � R y S.2 .+ � � n C� �C-I Z Z � tn c a D' 2�C�T1 r�r V� Q O c °.�N � � A z 7� Z = �-{ � 3 � p � S,��+ � -1=�� z Z � O `< �,� � � � m � c� � oo cn� Z z � oc � o sm ^iC�rnD y � i eN► � �`� ° � � m O N �rrTt � � �o u� � c N �m�c�,� t�i� rta �d Z Z � m m m � �m �+ cn � �oc y � N o .+� � M� rn D p z Z � p m �. � N O' \m C N � � rtrn � O FF Q � Z N �n '-'A � 3 � µ Z � � � m � �`° z z N Z = -mi c m��D-'�°'� cn c_n D � m �o 'Y c ;*i � z ,-.� rn � '� o � � �� � m " *�i o v° ooc�i �D � � C o Z � o .�,� c � � N O y � N Z � h � d rtG� � � �O � � °�ca +�� / N f-� (D n � D � ty � j �- , f :�� :� :� N 0 d ;°' ; . SOb�09'30"W 00.00 � � a____ . e e e :e _ e __e _ �t o hed � , T `� � � m '�3 , i: 1 0� `I y � a � �' ; I i i--25-- ' \ � I Q k � '' � l I � � � � � � �� � � � I � ��s I H t� �C�o � �o m I ••, I V: / 2U Q a °' Z W W` `r`° V,•' '-- ��� o�o � ` � O 0 00: .zm � i � .-. �^ t�iil� �O I .A A �i :np li �.i ` � N '' O a X � o . ` �.. li '-w.�� " f''� I D � � �, I'" --'� m'ff� � �} 3 ."+ N � �� � �I� � � W `e I �o 3 W� z . g,c�°n '�� � u'i�. :,.F-� � � � Q . .x� .. � ° � �i� . �`I l � § :� I C 4' fc :. o m nm r m � . _ (O �-� N � :�Fb .�N A �N N T� I �l�l� ' . �� WI ` 1 tT J f� � V N ? f�l� p t , � V \_/ � �� m � \ 0° I O�� '•S�1 0 13.7 �Syp F.-' "' �' IT N -� \ , .� .4�:0� „ �e�� �m� =m � � . IbI�X_ .��.,�''. � �� � � 14.7. v n� C �c I v' ^n � �� � ... � a+ , ' m� �w y m ,u,+ D ' { �z+�� 9Q `J x \ F� ro mm� 0 � �ro A I I m'Q�. � a ....... � �I � � m� D �� � � � I �.. „ � o � m �� � m ,l'•.. rn �V p { 3.5 20.0 ' �.18:8 .... I a` c A� °' m > r � � � f,�� � 21.9 � '0 21 3 :�� ��.� �e ^ m .,m m . m�i '� �"° 2 I V, 3 O� �m�� Gm'f On ivn � . gI +. � � �. � p � X�m I O (7 �o � ��. �/t �C=� N'o . P £� I :. 2� fD o � � b o : �0. N°° p � �� I +� . . . iqf . � °o m . �' ; �� '`,� J J nl��-,A �.A i m2L ��- ... � � Z W 710 � Ui A �v, � m � � W � �' �C: �O � :. I�.f � --� , Q O� � J • � I �! � ' �'ti�o1�a� 8e'e�. 'r. I < �f ', °' I � � ;�:p��� ,Z£.9LS�l V ��. '� - G-OB'23'OB' — / � IT1 � ug��i6�o1��0 ' '�� I � N�1��1� '� ... �0 _ ti6•�'8 09•i�Z2�2i ..^ ,.._WX �s o —,.,`1 � D �" ��� �M� X .� � W � � � �� Z � V � ���� �°'u'* SnoN`w��,�s �� m m N�� ��W,,,,, � 0 � � �, ��9a�� m�' � � o � °f �O1 PAI�KVIEW TERRACE p �� � o0 0 � �.�0 �N �� x _ � w � o , " w �� "� ----- ii � m ' > � o �--- —�- W y u C � i� �� .�� '" o v � z j c� � �� � � _ � --�L�_____ � � po� = x � - � � � v � Q s x� % �3 - �K 1� � O z �O �� W z w �.o d w� � g �o ,� -.Y.k g w p � =.4 � ;s Q � g� W a� m J � W � � o.`s O - ws � � � � � W �"$ Z ,� 0 W � O 2 O � � o.a 0 _ � a F � r �E $ q - �s °0 �2 �$ �� g� W a�� e� ari aeL u'�$ J Q � z w ��(�-�t ��Ch.Z ,�G-�b ..G��L „G.C�I � O.1 J � C�4G � Z �- O a. E Y � � �v Q �... . �a � Q �o � � O � a.& W \ � i,s � 11..� Z �. U a � � Q � � w o .,� � '� � w o _.Q,..d � � � ;s ' Y m g� o y� Q � = Q a� � � r ffi� � � � �� � �` o Q N � 0 �'la�nin� � 78Q0 Gc�lden Vaif�y Roacl,Gc�fden Valley,MN S54?..7-45�$ c:ity af 7G3 593.8095 � TTY:763-593-3968 � www.goldenvalleymn.gov � planning@galdenvalleymn.gav (����� � �al�ey . . . . - . . - Str-eet addr�ss of property in#his applicatiom . • • • • • Name(in i d�l,or corpora entitiy): � � ` , V r �r^ �i�J-rt-G�. Address: , �`� ��K��� C., Phone Number: Email Address: 6 ' - 3�'��y� ,���,��-� ���e��� �.�_�� ��w� Authorized Representative(if cath�r than applicant):, ' Name: Address: Phone Number: Email Address: Property Owner(if okher than applicant): Name: Address: Phone Number: Email Address: • • . • Provide a detailed description of the variance(s)being requested: � ��'� �C� r��-f r� �I���� �/r✓ � , �' �G"+'" c� S ��'w�i /��,,�.� /� �j J Q fcr��tt�P �c-k'. !it/� c,•''r ac�v �C� �,�d h , � f � � �t v'�,�..� � � � � �`�e �,�rn� �,2� �-�-�- �6�-c�' � Q G'.� �'� z�'G �',,�.- ��d �s�.-�. 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�az.-/1 / � �e Yr� dd .s�„'/c✓ � ��r F'�'s''�i� ;�:y'�j.� �� �� `i � ��S�.� �,,.� ,?,`� 5�7 S-�,,�.r�„� � dx�. r�-�� �.<.�_ Alannirt�'� 7800 GaEden Valley Rc�ac�,Gc�lden V�Iley,MN 55427-45$8 �jt'Y�� 763-593-$09S � 7TY:763-593-396$ � tivww.goldenvalEeymn.gov � planning@goldenvalleyrren.gov �7'()�(,��j'� �s �T�.���� • � • • ' . . ' • - • Minnesota State Statue 4b2.3�7'requires that a',property exhibit"practical difficulties"in ard'er for a variance to be considered. Practica) difFiculties: * result'in a use that is'ireasonable • are based on a prablem that'is unique tQ the property � are not caused by the landowner �� �• da nQt alfer the essential cheracter of the locality ����� To demonstrate how your request will camply with Minnesota State Siatute 4b2.357,please re�pond to the fc�llawing questions. Explain the need for your variance request and how it will result in a reasonable use of the property. LniC /l� �/ fv be Gt„�/r 7� �;c��-� �c /.-��hjo ��,�" . �`� Sid'� �,_�, � r �f6E1 �-S_ �,,��� � �r�:�.�_��' � � ��`/,�„� Th ,�,�-s��c� ��� � �<<�.- � / � � / a c�:,yi �vt� What is unique about your property and how do you feel that it necessitates a variance? •-�.� �,,,�w►d � n�....rc�. -1�n s� sx�r/P d� Z er��3»�, G,,.��o �� %z� �:S��d�.-�-�/ �� �,��,w � o�C'c.� f. '7�� �°'<'�' '�" Q.��.� Gr�e,rf Lu c' a�/'r /�l /! �t.l`-� ` L�j Ci,''�� .S�'�f' ¢ �e�'v �a��np a� �. Explain how the need for a variance is based on circumstances that are not a result of a landowner action. '�e,1ro) `�-e�e �.✓��' G'�C �v' �c��a� W tfil, c� T(�T /`c'�-� ePti✓ �irt.,'�"j d�' �wu.'� i S' �� � �.��7 �...e S"7'�c i w<+y LJ f� �-tZ,. IC✓ i1.�C �O � � ���v..r f�✓�'tas-1' ,��'!.Z ��fiyQt- J y W G,iG� %S �1 c�r�.�.Fh,%` � %v-c..� �- e�r P/�.-i �., %,,, r� t''�-s-�� fj�� �f S c� ���� ,�y�,-.� � �. � y�� �ts.��s �.,.� �,� �,,��< �d /,� � �. l ` ��'r� � b�,icl �.^ '{� v�' �9L l"a�Fc.- ti--�„�, rtk o�c�d.�-cf f�d- r-� �' � j . Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole. �c c�-r �� �i,.,,.�o.- S�, �rS �,o z. ��S �r `7`� �"�..,c St-.��r ��, t��,r- �,r� � �,�. ��d�� �, ���� �� r+ �,2Q�s� �s � s<���°� a �� e'�/'��.�I ` � �t,sr...,�,a F'1art�irmg� 7800 G�icieri Valley Roac.�,Gr�Eden Valley,MN 55427-458� c;it11 c�f 7G3-593-8Q95 � T1�Y:763-5'�3-3968 1 www.galdenvalieymn.gav � planning@golcienvalleymn.gov (����� Va1�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. ,� s 1r,.f-Q.�( w� C' ��, t..f. ,��'7�kJ� G�. �`n-Ct-c,l� e��'�. cj�.� S t2�.r��c��1,E> c�-•� �� � C��� C'v^�.�.. T� Z`�� /e vr' � w��,i�5' � ��x� �; ,7k.n 7"d� c��. ��-6��r. G�e ;rc�1� /�c�� �D ��` � ���s� p��.., �a-��i�� ��� .�,.,, ��ia� ��, � /'���',� � �'�- �✓���g ��`� �'�ra-�g G�-� '�-. I�,..,� .. . �, . � I�$1; Current sur�ey of your property,�including�propos�ed additic�n ar�d new propased building and struckure seEbacks(a copy of,�Qlden�� � Vall�y's surwey requ%rements is auai:lable�pon request;applic�tic�n cortsidered inccsmplete with'out a current property survey) �', C)ne current color pho#ograph af the�rea affected by the proposed variance(attach a printed photagraph to this applicatian or � : emai) a digita)ima�e.to planning@goldenvalleymn:gau;su6mit additional phatographs as needed) Fee.$20o application fee{or Single-Family Residential,$30o application'fee for all otl�er Zoning[�istriets O ' Legal Description:Exact legal description Qf the land invcil+red i�this application(attacli 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 fee)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 t an applicant),or property ower(if other than applicant). Name of applicant(please pri G��� �r�� Signature of applicant: Date: �> '�7 Autharized Representative(if dther:#han applican�) : Name(please print): Signature: Date: Araper�y�}wner(if o�her�han applicant). Name(please prin . ��n � ^^�- Signature: Date: l`��� Please note: he City of Golden 1/alley will send notice of your variance request to all adjoining property owners as well as owners of properties directfy across streets or alleys. 1%ur neighbors have the right to address the Board of Zoning Appeals at your public hearing. You are advised to personally contact your neighbors and explain your project to them before the pubfic hearing. � This document is available in alternate formats upon a 72-hour request.P(ease call'763-593-8006(TTY:763-593-3968)'to . make a request, Examples of alternate formats may include large print,electronic,Braille,audiocassette,etc. �: , � . . �;�« �w,.,�, , � �, ��•� � � � '4;d ! . ��Y F � A��1��!�'.. . r �, '��� ;"S' �������r�,. 'd , � 1�;. ` �, � '`y+,�j s �`*'' ' ' h y� � '�� }+ t� ���.v;A �. i�,� �, �r.�r�t�. �* �� a ,t��p '.�- �' ..� .��"'.d�. .�t'� 4 �► �. a`a•' `�li:y r i ' . � a ti,�t"�j , �f ''� '„ t � � � i. � ,� •3' � � ,�s � �,.. ..'.���`'!. ,,ir��".'t'+.� � a �� fl ��,�Y .•�.� • j ���tt"'� :Ja� . ,°t� '� ' ,� � ��a�.��,�._ �ti"`���"� t'' ` _ �, `� � -� h +a�+,• � �t '.,, � � � ��� ' . . � �� �'����� �� � � �+' � � f Y �f.`� �y.a�`'� 4���yyyyn��y ����•/�y�lYi;»w� -}� ' ♦ j�''� ��; ' 4��. ♦��' �* y `���.. ,. '6�f,.'+�a �'.4'w,c3" �(����j��y*It�� .'�b� .. . .�,{M_ E�r � - �i` . ��," ��f'��� `#' 3 �" .� •„ . ,�:..�r � ¢� � ° �._ �> , �� � � ,y � ��� �� � r �� : �.„ t���, �. ,� � ��-��: � - ��� ' ,Y� �`��� �i —��/ ,.� =k �� # ° '� �� '"� ; e H� '� � "� r � �� .x'�Q ��` �,y�€� .��`"". �; '�y«�4 a 1� .i;`�. . '��r '� r: �a1R �5.. � .. �',"'���' ` � .: • �''��' �� � � n � � �� w� � �.'- . �, � , s t� � �+� f` { a �� ����� � ,-+► � �� � � ; s 4 tlti+� e�. ^ � �� `'�, � ,4. '� '- � .r ��.� � '���, � � $,�� ., �a . .,a �:., . hh +i. ' � A � �vy". L 8 �� " � � S ... " � e,� ♦ ; '�. � f�':, t`� ;� .i k ' � fJ 2 .' . �.r.. � F � r : ,.. �, t *,. �� r' . a � q�- ��. . ;��aa '�.ph .���yeA-�.,.�Z . '��.s _ • fj( :. '� � ,�� '} kl . . (r,fi f#� �� �� ' �� � � -.�� � =r. �. '�` ��`. :� :�� � ?,�� �Fy 'f i� x '*'s �� ti•� ,r,,. � � • , ' _, i , � '�� r ��� t; y��� .'���'*«� �y''� � Yk� � �\4+k 1 � #�., �� � • ��\��� �{��. ' • � .i . �1 i "'s � i " • � , _ s � , � � .� . . �. � .. t i w . � ��'����:.�k°� �it� � .r�, ` , , ± .._� Wittman, Lisa Subject: FW: Request for waiver From: Dennis Dahlman Sent: Tuesday, July 19, 2016 8:15 AM To: Snope, Andy Subject: Request for waiver The purpose of this email is to oppose the request for waiver regarding height limitations on the property located at 204 Parkview Terrace. (We live at 117 Meadow Lane South. Our home is adjacent to 204 Parkview Terrace.) We received a "Notice of Hearing" regarding this waiver request a few days ago. Unfortunately, we will not be able to attend the the July 26th meeting at which time this petition is proposed to be heard by the Golden Valley Council. We believe the existing height restrictions are fair and protect the value of neighborhood homes. A construction of a second story should generally comply with the existing building height zoning requirements. To approve a variance that exceeds the existing zoning requirements by 33% is obtrusive to the neighborhood. We are concerned this building will dominate neighboring homes. In addition, we wish to protect the existing foliage barrier between Parkview Terrace and Meadow Lane South. If the citizens of Golden Valley wish to increase the building height restrictions this should be done for all buildings and not piecemeal through the variance waiver process. Finally, it appears that only the homes adjacent 204 Parkview Terrace received the notice of hearing regarding the proposed height restriction waiver. The constriction of a building dominating the existing neighborhood homes is a significant concern for the neighborhood and not just the adjacent properties to 204 Parkview Terrace. I wold urge you to seek broader citizen input. Thank you or all you do for the citizens of Golden Valley. You may reach us at 612-750-9780 if you should have any questions or need clarification regarding our opposition to this waiver. Dennis and Valerie Dahlman i �Z��� ���"tl. �, ilq� / � ��,� r� � -.. .. � .r 3�� �� �,/ ���� a,�,;,..., f? � � �3�/� ,�fiiy -^',K {3 �s r� R '�"` y� .(6, ���. `� � '��is „� .� � �a3�u��3 . ��2,,, � � P'�iy��ic�1 l�+�velc�p� +�n� I��p��tmm���� 763 ,��� 8�5�,�C 7�53 593 8'1 i�9(#ax� Date: luly 26, 2016 To: Golden Valley Board of Zoning Appeals From: Chloe McGuire Brigl, Planning Intern Subject: 1750 Major Drive D.R. and Jennifer Schroeder, Applicants D.R. and Jennifer Schroeder, owners of the property at 1750 Major Drive, are seeking a variance from the City Code to build a new home with an attached garage. The applicant is seeking a variance from the sidewall articulation requirement to build a wall 39'-10%" long wall on the west side in order to construct a garage. The proposed home is a Passive House, which is a type of home that requires passive solar orientation to the south. Homes are designed for maximum passive solar exposure and high levels of energy efficiency. The variance request is for the southwest portion of the proposed garage that would be approximately 40 feet in length without articulation. Under City Code, any length of sidewall greater than 32 feet requires articulation. The applicants are requesting to build this wall with no articulation. According to the applicant, articulating the west side of the garage wall would create blind spots and potential safety hazards, as these in- or out-croppings conceal people, animals, or items in the driveway. The applicant states that Passive Homes require simple building shapes and in- or out-croppings increase surface area and can cause drops in energy performance. Additionally, the architecturally designed garage echoes the design of the home. Finally, the applicant cites that the property necessitates a variance because the location of Sweeney Lake, many existing trees, and steep grades require the location of the garage on the west side of the home which is an area with few visible neighbors. The location of the proposed garage was deliberately placed on the southwest corner to reduce impact on the site and the neighborhood. The proposal requires a variance from the following section of City Code: Section 11.21, Single Family Zoning District, Subd. 11(D) Side wall articulation: Any wall longer than 32 feet in length must be articulated, with a shift of at least 2 feet in depth for at least 8 feet in length. The applicant is requesting a variance from this regulation to build a garage wall approximately 40 feet in length with no articulation. Staff Recommendation: In reviewing this application, staff has maintained the points of examination to the considerations outlined in Minnesota State Statute 462.357, requiring that a property exhibit "practical difficulties" in order for a variance to be granted. To constitute practical difficulties, the property owner must propose to use the property in a reasonable manner, the landowners' problem must be due to circumstances unique to the property not caused by the landowner, and that the variance, if granted, must not alter the essential character of the locality. Staff recognizes that the design of the Passive Home is unique to the applicant and fitting with the goals set forth by the Golden Valley Comprehensive Plan; however, with a large,vacant lot from a new subdivision, Staff believes that the applicants have options to build a new garage that conforms to the City Code. A Passive Home is a unique asset for a home in Golden Valley, but Staff does not believe that sidewall articulation for a new garage constitutes a practical difficulty under City Code. Portions of the proposed home contain sidewall articulations, which leads Staff to believe that a Passive Home, and the new garage, can be built with sidewall articulations. Staff finds that building a Passive House is a reasonable use of the land, but that the request for the variance is caused by the landowner. New homes in Golden Valley face this regulation in order to maintain the essential character of the locality. Staff finds that the proposal would result in a reasonable use of the property but that the proposal does not constitute a practical difficulty. Staff recommends denial of the request for a variance from the sidewall articulation regulation to build a sidewall 39- 10' %" long without articulation. , - - -- 821 . :,.:: . _.. ,_...1845 ._ 1850� 1855 1860 :,. - _ � . . .. .... _._.. 1817 1819 1820 1845 � ?_" 1850 1635 1813 1840 �. ;� 1815 � 1876 1835 � z��� �� I 1825 7840 u 1830 '�� 1807 � 1811 1812 1825 � 1830 1815 1820 1801 �� 1808 7815 162 0 1600 180.1 1811 1 7701 7810 1505 1810 Subject Property ,,,,: . � iao� isoo`.. �sao �saa ; .�:;- »so � �'' . � 1634 >tt't'Ei3�'Y t_��kE' : 1' . 659 1649 � -.aiu�' . � '-�`�_�.- • l 1624 1700 .. �szs � , ��, 1614 . .vu-�.. � :r�;�,t.. - . 1 GOS �.. 1640 '�.� .. .�• � ;�:. ��. . • - 1604 �� 1525 � .. 525 1535 1620 �. � • 1601 y�'-:- �4r 1550 • �.r,._...�;,' ' 1:05 i', /; f 1530 \ � 1485 1546 i, ]t;',�>.�:tka= 1538 __,. � �,� � � 1465 „� �lannir�g � 78()()C,<�Ideri Valley Ro<3�1;C:;��(d�:n V��lla=y,MN 55417-4588 t:tt��€rf� 7f>3-5�33-$0�35 17 Y:7f�3-S93•3{�Fi& �vvt,v.c olc�envaile n�n.c c�v Ea��niri tuc c�ld��ivalle n�r3.�cv ���r���� � I I � Y .� I p ��� Y � r � ���� -%� • • • • . . Street address of property in this application: 1750 Majar Dr., Goiden Valley MN . � � � . � Name(individual,or corporate entitiy): D.R. and Jennifer Schroeder Address: 690A� Woaddale Avenue South, Edina MN 55435 Phone number: Email address: {612} 716-5"726 dschroeder0l @hotrr�ail.com Authorized Representati�e(if other than appli,cant): Name: Stephan Tanner, Reg,Arch.AiA Address: 901 23rd Ave. NE, Minneapolis MN 55418 Phone number: Email address: (612) 210-8230 stephan@testudio.com Property�wner'(if vther than a�aplicant}a Name: Address: Phone number: Email address: • • • Provide a detailed description of the variance(s) being requested: Galden VaEley Zoning Code requires that after 32 feet of wall, the wafl must be articulated in or out 2 feet for a distance of at least 8 feet. We are asking for a variance for the 39'-10 1l2" long wes�garage wall, which is articulated with a person door and two garage doors that are set back raughly 8" and comprise 59°'n af the wall face, or 46%of total facade area (includes the face af the roof and parapet above—both parts of the raof system). 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 Schroeder Ftesidence is a Passive House, to be built to the highest certified energy standard in the warid. A Passive House requires passive salar orientation to the south (not the lake, as would be typical}, which sets up the site design far a specific layout and orientation fiar all buildings on site. For required maximum passive salar exposure, the hause is sited along an east-west axis, perpendicuiar to the grades on site. Living spaces are ariented towards the lake an the east, north and sauth sides, with the garage facing the west side. For energy efficiency, Passive Hause requires simple building shapes. Every corner and in- or out-cropping increases s�rface area and therefore causes drops in building energy perfnrmance; the garage is architecturally designed to echo the design of the home. The result is a rectangular, west-facing garage which echoes and campliments the shape of the house and its energy efficiency. P1�n�tir�g � �7£3{)€.)��Iden Vall�y R���d,Golden 11ali�y,MN 55427-4588 ctCy of _� � 7&3 5�3-8Q95 � C iY:7�i3-593-3'�68 � WWW.C�tJlf��tlVall£'}+'YT1f1.�0�� � plannir�e�rwc�old�nvaEleynin.�ov ������ �r����y �5�:, • � • • . . . - . Minnesota State Statue 462.357 requires that a prop�rty exhibit"prac�ical difFiculties" in arder for a uari�nce to be considered. practieal ' difficulti�:s: ��������• result in a use that is reasonable • are based on a probJam that is unique to the property � are not caused by the landown�r " • do not alter the essential character of the locality' To demonstra#e how your request will eornply with Minnesota State Sta�ute 462.357,please'respond to the follvwing qu�stions. ' Explain the need for your variance request and how it will result in a reasonable use of the property. We request a variance to retain a simple, architect-designed shape of the garage, including a 39'-10 1/2" long west fiacade with ar�iculation provided by three apertures. This design compliments the energy e�ficiency of the P�ssive House approach, echaes the overall design, reduces visual site impact frorr� the public right of way on Major and Noble Drive, works with existing grades, and preserves significant trees on site. Furthermore, as 2he ordinance suggests, articulating fihe west facade with a 2' setback that would induded doors, creates a potential safefiy hazard, as in- or out-croppings will provide blind spots that conceal people, animals; or items in the driveway. What is unique about your property and how do you feel that it necessitates a variance? Sweeney Lake to the east, coupled with passive solar availability from the sauth neeessitate fihe home's orientation to the south, along an east-west axis. Carade changes provide only a small amount of level ground needed for a driveway and garage on the west side, where the garage is iocated in the design. Building the garage elsewhere on site in steeper grades necessitates significant re-grading, or retaining walls, increasing the garage's vertical height and/or site walls araund it, giving it much more visual presence than necessary. Significant trees on site require protection, Coupled with the setbacks, this makes for a v�ry limited window to build in. Therefore, the existing conditions pravide little flexibilifiy in regards ta the placement of the home and garage. It was therefore deliberately sited on the mast flat area in the southwest carner to reduce irnpacfi an site and neighbarhoad. Explain how the need for a variance is based on circumstances that are not a result of a landowner action. Passive soiar design and energy efficient, ecologically-sensitive construction align wifih Goals 1 and 4 (Housing Quality and Sustainability} of the City of Golden Valfey's Comprehensive Plan 2008-2018. The homeowners are going well above and beyond typicaf home construction by designing and building Golden 1lalley's first certified Passive House, and these efforts directly support the city's comprehensive plan. As noted; ic�catic�ns of significant�rees in tandem wifih passive solar design guided the home and garage placement on the site. The garage and driveway pad are also located in the side yard, therefore less visible to the community{public right of way afi Noble and Major Drive) as a result of this design. Explain how, if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole. 1750 Major Drive is a heavily wooded site with few immediate visible neighbors. The garage is designed to minimize negative impacts an the surrounding community by nrientating the lang wail west, away from the street and any neighbors. Forcing the long wall's facade to crop in- or out- to meet the ordinance has no effect on neighborhond character because it is entirely aut af view from the street and neighboring properties. Additinnaily, given that this architect-designed home and garage are currently in sync with one another and intentiona(ly sited far Passiv� Nouse, granting a variance from the ardinance in this case improves the neighborhaod aesthetic by allnwing the design scheme to carry through both structures, as well as continue to align with Golden Valley's camprehensive plan. F°i�ilTtlttt� ( °£#�}Csc�l ie r V�ttc s t d t��7[tJs tt�v,11E} ti�� ��`.I� S'ti ��P`r� °�s�,������`'��� ?,� .?i-.���{�d �;TT1°;I�r�-���-3�,� I ,€�������3�nv�tl_�.r.n,y a � �>€r�i�r�rc���e{c�a��n=��€Iw�-rr ,,a;ra f?�?�C��'�� �� s�� �y���.�.��r r 1 ,. ! # � t ' • • ` � r r � ;The C=iy req�ests th�t y�u Lc�r+sider al!�vaiieblc proj�r_t o{�tions��:rmiEted k�y khP Zcror3'sr�g C�-�cle b�For�a�questin�a v�rianc�.�"I�we f�ear,n ; :o��e�r�ing A�pea�s w`€[I discuss�lk�:rn�tive options ha�ee;eir���arianc�with ye�u�k1��public heartn�,Pfe���des�ribe alkerna�#�w�,+�s tc� � `dcs your projeat t�iaf t�a not requirs variances fram the Zzstn��wg Cc�d�. Tne c#esign te��n inv�s#i��t�d c#'t�fere�t�iting and sl�ap�s c�#fi�e buiiding. Building multi�r6�s�arag�:buiicting�was inves#kgated. � This�Y�fc�ri prrrducgs ra�cara ir��r�rvic�us Pr�rdsc���for��ess,mcrr�d(st��rk�aa�c�af na�ur�i ar�as,rnor�tr��r�rr����t,�rad rr��r� ; ; built3inc�massir�g c+n si#�,aI�raf which cc�niradt�t ef��art�tz�pr�vide ert�rc�y�nd rr4�te�,a9�f�ici�r�c�,�s weil�s(��e3in� _ �nvirca�rr�at�t�l si�v�ardship scsut�hC by tta�cliert.Aitern�fe�de�5igns cc�r��lici wiih�nerc�Y Fae��ar�n��r�.��Yb��I���n�3 ; ��nserv�tio€�ztan�s,��rad�s, �a��ivo�c�iar�����r�ur�,mir�srn�i grad�ng�nc���rih rti��rir���f�t�i��;�d s�f��y, F�stfiYa�r€��z�r�,t�: ;, qes"sgn t�am investig�ted adc9in�rnore articut�tioa�tr�tPae yarag�ws�st fat�as��:and faund th�a�i}�e art:a�i vi��r c�r th�u����€���d� ; � is r�r�t atfe�ted k�y settinr,�in,c�r maving c�ut a s€�c#i€�r��#th�wadl�sga attach�d�l�vr��i�n cfr�,�a6r�gsj. !r�-or t��st-crc���.r�:������� ' �a�st 1a�ade i�rr�ecfe fi3nc;Yiona9ity ai the c�arag�s�sac�,safety in�nd arour�d the der�rs, r��c�c�:en�r�gf�fiicy�����.�;:�������i�� t����c�ii��t-a��sqnetl€nt��rity c�f the m�ssing.1`he t�arrr wcsuEti�lso lik�to cs6ter th�t;�t+��te��r;'s c�ir�i�~.:� rs�i's��a,E.��°3a�v ` ;��ry r�f�4.��u�����r�����r��aper#ur�s is h�auily articulaE�d. ' � t . . ;� �urt�t���ae+t�y����ue�+r�g�er��;�r����ading pr�rpos�d ad�itic�n anc#+��vv�prespas�d bu'rlc3ars��t���rc��t�r���t.������+����e��.-���� � ���i����a��r��€ir�rra�r�t�i�avai��E��e u{�ar�r��u�s�.,���rt'sca�ior����caa�sid�re�3 in��s��tc�ti�������E��+ara����,� ���.z��� a � S�r���u����silar�S�ia'Ea�rap��rf k�re��`�*�a�e�t�r�by���}�r�pss��e�u�ri��e��at£ac�a pr6���t���a���a��p���s t������1"a�£��� � � �rr�aii a c�i�i#�I�in���k��lanrs�a���es9d�r�v�Cl�yrnr�.gov;�ubrriit ac�t�iti�r+�4�ah€�Ets�rap�s as�re��3ec3� ( �� Fe�x S2c�t��pp�x�aticrrs f�:e�t�a^�ir��l�-��rrti$}��t�sxd�r,tial���c�aPpf`sc�tiar�f�fo�`�til t�t�es'�rnlr��C'������E� ; �� L+��a!�3�t�p�az���xa�c!teg�l c�escriptia�z�F�h�8ar�t��nvalu�c�a�tl�i��}�plic�k��n���E�ch a s�p��`at�s�sae�€�������s��. , � � _, a.,..,.:- .� � * }} � ,Tc�Ehe bsst af mq knsswl�dge the skakemenEs Fc�u����in this appliczaEi�sn are Yrtae and c�rr�ct.1�als�undsrs$.�n��hat unless constr�.iet3on c�f � ��� � th�ac�ion applic�bie tn thi�vasi�nc�request,if gran#�c�,is not takett wi{hir�atre ye�r,t}�€�varia�ce ex�ires.k}�ave consider�d�IE aptioris � a#�crrc��c�ta me thr�ugh th�;Cit�'s Zoning CodP ar:c9 fc�el ther�e is no�IternaEe way tn achicv�t»y objec:ive exe�pf tu seck a variance to `xorsing ruizs and r r.g�iiati��z�s.f give permissir,n�or Galden Valley skaf#.as weC(as ma�r�bers of the Bo�rd oF Zonin�fanpeal�,ka enter my � �prap�rty before the�uk�lic hearin�io+nspeck il7e are�a�ff�ck�d by:(iis rec�uesk.Aiease include�rinted namP,signatur�.�nd date far ap. � �+licant,autlrarized repr�ser�kative(if�thpr then ap �ifc�nt),�r property�wer(if atheg C41�n au�'ilir.af�t). � � i�' 'Name of Applicant{pleaa.s�riat}; „„,t��fr;.� ft.,s'. f� �'�:� ___�'�.���-��*� � � `�. � F 3 .� � 1 , ��`�'"`"_._�.=�£ W. � f�`�L�,� .._ Dats:_r` �`.� � ;Si�natur�of lt�?plica � -� ,a��•, u, ;,, k� �e.w. -- � � � { � � w.� �., , �_ �,�ut�or�:ed�2ep�es�r�t�a�` ���oth�r Eh�r�app�,rarstl _ . ,.. � � ... _ _�� .. � t�am��p�ca�se�r�nt)��... _.._d. �a �__ �..�e� � � � S��natures � ... � Datea _�,e,,...� ; � I � - -- •.�'_�_____'-� E �� �e ���. ��� t ..-...°r-,.-.- �.�;. s ,� '� � �P^ro�rarty�w»er'�if c,t�er tha�r sp�l�ca�i�t�'," ' ` , ' ( �.w.. �. _ �_..�...� � � ; h�lamcr(please prin#}: ..._� ,��..�., �_ __e._ � � .,_..... f, � 'S�gnature:_....�W_ __�_...�._____ 1Jate:.���.. ., e -�-_________ _.. �_._ � r, ' � _ __._ a... ... _a._ __ �- �_____—�� �, t>ieuxc�ta�ec 7h��'ity af�c+fd�rr Va(!�y wi�C�end notice a�y��� v�.r c���Y ����f[cr t�1t nd�aininy�raperfy awn�rs ers we11 as ckvn�rs af � � ,���rerfies clir�ctly acrass streefs car t�lteys. Your n�igh�rr,,n� � �s c�rz tc,�i��r�ss'h��ot��d of Zanir�g Appecrfs af yc�ur pubiir}�crrirsg_ � � ' r'vi�c�re tsuvised to persan�al�y cpr�tact your neiglibars�rv.�e,�a `�r a1..�=��ru��, c tc�'hem befare the�c��afzc hecxrir,g. . _�._�..�' ' ,. __-_ � i ; - ; � �I , i � Tlr(s do�rn2n#is��ail�l�e irr ai�r�a3e Sas��s �:^����^��� � �5�caEl?b3-593•8�6(TTY:7b�-��3�9b$j t� i l� � ma§c�a�equ��t.�sear�tt�ies ol�lternate fvr�as��_.�_��������a�����ror�ic,Br�it�e,aut�€�G�ss��tCe,eke I i ; ., � . i �'' ; i 2 ,r y . , � �iv t•:,„. .��.o [ . .;�.; � f�.�,.�. , � } y�� � ' f �fi�� * �• �t it� � �''�J"�r . ti�"�,' �,�_ C i �; t. r' .�y���t. � a ���S , �.w,i ..�°' � .� 'y �— �� � �'� �a�,^ � •r. :� ;�,; �. � A r � ' �_.t�}'� . 'y. '.l.�t �fi � } ,y,._ . . ��. � l �, �. s?V ` � �" ~y�� f �:x i' �s*t�2i".; `_ � � �'; .;: :$ �y���� h. :r,�" ir��"r� ��.�r.,- - - ., � .�, `. .�. :r'�'_• a. a "Nyx,f �{ �, � „�`•• , . s�� i � . y a ,A}d '�_ ` .a �z.'�''�;� 2. ?�f�� � '�';�.i L� � � »t ~ •� �,i�,F.'�`r�� .1. �.+,`. -s.,` .. ' -rr� �e.. ._... . � . . •tl 'Jk . i i �~ - ,�����c�I'4�:� r -� ... #� . .�°:" . .. _ . :�..� r . � .`� � `�� • ... � e� y� �, S�,F: - _.,� �r s ,. . . T+ 'N" `,f���1 � .._ . .. �. . � �,- 3 . . . .� Y�`,n ti � ,, � �'�._"� �_ .l�' �y.�. .i . ..,n.}. , 4 � � .,(� J � . �� '� �. 1il �y, �. ,";� � � ' �. •�.r� � ; tr- r � � 4, :.� a`-� '�,f, a,y . .' . �.. .'r�`�_�, � �Iir, "�rt� � � 7sP ;'��`� 'i < � ' „ _' � °`' 4., .� t + � #�� f :�" � _� t'�X�� .�:>` ���,,.. r`�'r�' 'r� . ��' ,� '� r. . .. �`^ r#'.Y �. ' . - , ti. � � y . . . t 1 .� - Y��.. .�� t T��'.iR� t�� �j ��� � V y � �R� . ' i . 6 +1 �, - . . � �I< ." �` ��'t ; �. .. . . \ F ,r � �f �y� t�'sf• : V�A. . {, . _ .`i '.1'" _ . .R � 9t 'C F '{ ♦ .. .. , . :J � � }��X�y � ��' � .�v � . .\�� �. d. • ��.JJJ��� .� � O 1 ♦ � . '.: � � ����v� ;������.. � . , 1. y4 � � f .!-,'�� � ,�,+ _i. '�'"�''� y .J'. .�, ,i� . . . �t. r t � s ,� `���'. � 1'"�a ��.'.Y.J .u';�� N t� ���y� : •�.�fiO�r�� ' � • 4 :•��a� � . J ��` C'f`,; °1 . a '� ,'+ } 1:�2 y �, _ . , I � 9 �.. F S �l�'��r. •i'..r .� �� '� . "..' � �,-. j . Y . ,�j. �. � ... _ r-�f �y a.�; .. '1�� , � � �� ^1'f .. N�;r� �y�. ¢h� , ��.�l y �f . . . - -i �Z�c��s4� • �' if� .} :s.� `�y..._ '�, "`��:. s 'b±i' i �F:�. , �► Y.. .., �"� � , , Y � � •4 , +' �;ra. , �� :;��".+�x � ': r� ��z y: v�+ -,r��� e a a��, �, � � ,�. ;� �.� .� �t� -c��G - ��+ ���.x . .� , . � �,A�y�M,,4�¢F "� '� �'[�` 3��p�� i_ T._�R� .�a�. .�'p �et � . '' � ~"' Y�� � F�:. ryp ��� y a t.:'� �.x .f:. ., w��s'.4Y„ ,.. � . � . �.��.�t • - � ;'� ,.u;K,:.: ,� . . r ,_ 1 . _ ,r , ,�^ -- „ .. �,-.: p-�.�.,,a.�.� R� ' ��yl s`'t` "ti!"' �''r". `e`' ��` �#b`�`'�,,,� x r � t ' � �i �t�.ste�� s`�;�".�^�� �dj w, aw �� �,j�,�.' �_y��°�9 ♦'�!{' r <t v y �'� a; �... p 'v . yY�i''!'�' 'r�t�►�. � � x :`t' � � S.p [ � �. � a,t. �d2 t�y� ;''�'" i `;�'�` "!" ,y '�`�+"-�`,�r"'��`.. '�, �' ..:r � 4� r. }� � '�a.�t ., � `� .. . �,.r ..�.. 'q � . -' � 4',� �,���; �r r-•� �,' , 5.� -;L�' �� �'q�e�,$.• +� �I. � ` � ' �,� �� .?��., •♦ r .� ��:t"'ra " .K..t. - �'a'�' � . . r+ �'��'t . . � 'T � ����. �, �w i�. ,i, �; � � .�.•j'-'�� .�,,,,-� . �. ,1w',a+,. �+ �'� Y fi�� ,�.. . 'J. "� 't i p t�a�t, y�� d : . ���!'�s�fi._ � "'�`'� •?'�'� ��'•�.,�� � ,d.i`T , �.t +. � j � �'� . - *1 � •y fd" �yy �: r ' 2. '�*Y . q� •y r� , .. � +�� „6' . _ •.3 �,+►.� .' . .. 1Axl,...�e,k � � ���.a ,��.�*..-. ,� .!'.'. °��1 .�.� '�,c���+m r .. , ' x,.� 'h ' "� i . , - '�s.,, �' ,.� *: s- .. . • i . . _. � x �+� + �,� ' . . ��.,y �r;�, t�'� � �1 ��, . ~ � � x :,ri. ���1�� '� `t�''. '���: ' ���,�.f ��y .� � �. n «E; ��, ... . ' . . y ''_ �.� �,,� at' �.. r •��a7{! .� . i�[1., j { �♦ ��' �t .f+ i�, 'r: � . _ ��` , ��' �° , , � • . !'�e ,� ��'�z' ' �`�'�` � � V , �F � �" 1` ' . . ,y ,.�� � ,, �t -�� '4, "1 � 4� ,'' � y�' �� � � ��{_ '. � r �; yr , • � a� 4 a �� ,� �r t,� � ,�`. . �- �s� 4 F . Y'rs s �Lc ,s`,� � j:i'p1.�� ... � i' ts ,{.y � r`1 .g::� p �'.��r � f'�� � � w���'{��' '�,. �� . �t r i� ���'�;��`. i� l.�� , ' :�.,a�, _ pS �,, ���� �. ` ,y�� '�- Ee.�4 ! � .��,. �f�r. ' t�� 1�� `�1 � � �t , . -��, '�`t� - �'�`"''�'!t r �� c -.. "o!f��.::w� ��1t�tf p �6;� ' 4�¢ �: • ��P .� �#� ; � �,, �,. ,ry �`. ���. 1R : '. Y � j . , � ��c. �. {e,�t�, 1 � � 7 � `- .. �t t ,r , i Y ��,� 4 �� -€ �' i'�' I' ��� .��• . ( . v .. L:a, 3 a 4 1 � ,�.. G a � r .R '� t � a '4�� tt� � . ,.."►» � t �,'4'.. � �,� � - '+� ,i �. �+ '�K�y� n . �` �.+.� t� ��f`�i ^ ��`�L: •� �,I � ��' � 1 3'� t S�+r ,.•� ,� E�. `:`�? � •,..a�4.r "��^ `� "`"` ^�; ` � � `� � v��' - 4. .i . ,. - �{ �i��,S� �!� °Y •.�1,,, �r.a�_�,; ��t � . � Sr i ` 't P;� K � �f,`t ` c�. .w..;�-�k��� !�3 �� '�`'� i a, . �. ,d� �.' #�,� � . . � `�. f � �,5�>:c '�,.�.. �� '1i'. � .�+:r < F �y.� �i ,r .r�'� a W ``�. �y� � ��r � ..=.`�+�.:%4' +�Y- �fr ., �� .,.y� ��.. �"t�- 'i�� �d �.y..�� �'� ��' T� �' > '�: � ., ►� ► T���' . '�' �� _ �`�� �..�'�%�� a , {�' � I ' �y ,�4 ss, "�k � 1' ��,. .}'Y,, y] .�Y% � ,"i�'�T' �� ��'.1{'`�k�� . gtR.�' �+ ti `*� 9,, > .e �q � � �" � ��i k''r ��x .! f4`eir�`� �� q�i i�k� '� *�b • ► .r . .Ii �' ;� '�t P���� �-r, g a�z� � :a rt r+� 'h.�'�;;�c.,?�F .�I i { , .. ., . t • `� � !� .' _ ��, i ^ . ,�..��.a 'i&�..'�..[ �;`�� '`� ��lT'"��.� - ��� , 7 �; � .. e ti� R . . _ Jx.l' . '.{_ ..* y.`�, 1.•Y"�.al�.� '�r'�.'4 ��.' y � �.. '. .. . ...iy , �.�. .` '� �,�,,�� ••' y ,,.;�; F�•'S ,, , _ . " _ � ,�, . - ` :;. ,���� � � .f � , �.,.'' ��.. , ��_r E4 ' � + ` ik , r.: ':i� f' u 4 F �� " u - � ��� o � - W � � � � ��� � � � � 4 N W E � o gS3go �g� Z � � a F y W W ¢tn $ g g �g � T od� ��� E gc� o V 8 W g «°� Q /1 y �> � �� � m S y°C ���^� .. O Z ■ a'3 u O ' � (/1 a " v ai c ��S m � n �` � s�m '� g � �a z � � W Z w y w�n p m o ui ui 4 w a ,�� V v �m �� F- N �W E o tl N w �Q W 2 J e n`. O O > > e 3 O � �� � �$f �i�� �s 2 �� " �y `� »m�N� WN< c O W p�� Op�N 'o m m m m\ W � E�gB�z W,J Z � W Z � � ~ �O�'� WU�qqE� �W�^E �YON o � G a�� �O Z 1A (� � � � �] f �.W JtQLOQ r �^ �'^ � I � Q � � � � F LL Q�C Q� � I.L V/ � ti . LL' m ���^ LL'ZZJ�� ZNn� V Q Z N W V�� ^ Q J m z � � �c��� w�m �o�o ����o = � w7�w� �LL3Q� W �mgrs ~ W Z —, O � � �YZr� Grc�E �y�Nz^R �uY^� U W vo�� WZ4Zc� ¢ a� w���� W � Q � � 7�Kv�iW ���n F2�N'C �K7i. �/� /� Q^O2 �W�a a ¢ O �0�9� x c) r i�(7?'E �g'�.€ �.o_'�� m w m'�o V/ l i 6�C 9� C>��o w'� f a � B U ro mm t n (n U � � w � Q Z � W Y o �� g � � .� a L�g � e� w «g�< <�a H 3�'Q �o'" s 09�'" "c N �����€�� mUUUSUaG �Nt�)Yh�C1�aD / / f / Z W � NQ / W / W / Y � � g z � ��_ i� R�� w �=w z I =Fw w . � _�� � . w fe� ��o � �\rFti � u�,�3� � � by � \/ �.� 3�Y � \ \�. \ � � � � \ � � A a- � O�y��J� \ \ .? N � n � \ �� � '��v,,� ° =<u SS\ � � V �.\ �i � \M� � \ ` ' � O hs \MJ J 3.b1 N Q � U \o � � S£�`\� �Q� U � // � � o_____l O �`_ ` � �� N W�,Y U$ —� O � � o ���� �'� p o � 2 U O ° U =� ' � ps � � Z� _ � ° °z„ W � � � O _ �� --- �U U W Y% _ =I� �� al�i$ _ ` � ° " � ` ' _ r � � m U _ Y 1 OK$ _ Q ....._ _._ � � '° ��� ' 3 G = � < — ---- � � � � W� /� m� --�-- y �� � / __ \ �I� � ; �� ;� � / � cn = w � � ^ Q I� � � � � a� � � p �-- `� - ��-- O `� °�, � � ' — �� � � � — — _ �- " ---s,�m- _ � / � as y�i� � � ���� _JI O �" � � U W y � � y�, � � � / Z � � ��, o o O l,Ll / � U J �,,: m Z O yy„ O � O O 3 Z �- U � � a n `SS Sy� w� �" .. SS� �u r . . . ,.Yle .n.i.i ..r..� .,hlLa � J O � 7 N W F � � 0. th i"i to � n 0 I I I � u io � � � � 13dV2lVd��Z�,L Id0021.�4/£6�.L IIVM,.&l Z-,6 I I I O � � � � � �¢ � � � � W u KW I K� I I I � q �U ) y� I I I � , �LL I � �3 ' I I I � I pN 1 � �N � I I I � � � 'J � I I I � I _ --—_.——� I I I � j 1 ; I I I � I � I I I � I: „ I I I � N I = ° I I I `� � I' ' ! � � I I I I I ' I I I J i I I I � � ,: =T ;.,_}.;;._ I I I � 'I _�:� i i"s i I I 4 I I I I I � I I I I o I': I I I M I ' I I I I' I I I � I � I I I �� I i �j � � � � � < N I ��'. i f� ,.f O � ( � � � i I � I I I � $ ; j � � � � � � � � i i ; � i i i i r � ; i i i i � i i i i ' i i i i '---- _ : i i i � i � i i i N i � � i i i � i "----; i i i � i , ; i i i N �, i ��i ' � � �.. . � I � � i ' '_ _..._. �--- -�' I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ' I ( I ( I I a� b� r z �O �O �W �O bO O �W FviO O F atn �Z +O � � � O U LL LL w ti � J O V 7 N W r � � a M M (D � � 4 I I I I II GO � � � 13dtlNYd.�z-,�'�'�` ��ooa„' v�iivnn.,e��z-,s I I I o -- -- _ _ � _ --: I I I j � 'J I I I w �a 'J w I I I F v N U ',I N j I i I � � �LL ,I � �3 I i I � � �� 'I � �� I I I I � � 'I � i I I I � . 3 '� •-- _ _ - __ I I I � I , I I I m I ; I i I � 'I �' I I I � m ',I ' o ° I I I �' ,� , � i I I 1 i I I J , I I I I I i I , - _ _- ;; I I I v I ' I I I � I', i I I � !I' I I i � ;I ' I I 1 I' , ' I I i II' C I I I ��� N m' I I I o <., � I o N I I I �I ' I I I I � I I I I I I I I ' I I I I I I I I I I I � { I 1 � I __. I I I � I �— � % I I I N J c� N I I I M � � I -----------_N__- -- I I I � � 'I � I I s 'I' , I I I I fV � J :_:_ __.:_._ .___. ':�� � I � i I � I ( I ( I I I � I � I I � � I I I � I I I � I I I � I � � � I I I M� i I� �Z �0 W bO O �w bi0 +Z N �Q ^� O � m O U LL LL W N L 4 L b-£L4-ZS6 u�� SSLZL �oqunN osuo�i�olosow�ry �aQuo��'S M�WV 95£5S NW '3Ndl �NOI 3N210 MOIIIM HliJON Sti4 .OZ�.I � �o�oeaw�Il lo o7oiS o43 la��1 S�I8NNY1d�NY'I'680A7AtIf1S UNY7'SNBNNI'JN3'IIAI� SI-LZ-S w� �apm�oRa�nS puo�pasuaoi�R�p o wo� uy puo '�HI `S�,LdI�OSSd �8 �2i�HH02i� w 1�3ro�d ��."'�;o�'�o��°"�����,�„o��.�.o., s,�,�� ��a � � M 4� �°w R�•i'°'�y°'oy i SNOISI�321 W � � � w �-' a w o � a � � , � o w A o �� W o �' w w � Qr, � z � � � w O � Z9 99 � w w d H Z 'N „S��s� o �+ x � / °0Zs w r; os' ' �''s�, / �I �Tn v f� `Y$a / F-�r �/1 O F-'--'r � �b�y��' / °° ,���,`� �''���../ w ^ �' °� E, • � z w �6��y /''�•............ ........... f� / W ^ � � �.c�, ���`�'�`"'�u // ;.� 1N3N�y3 .�l�yin wv (� `"`�+d� ;' � �rwrao..................... �—� O v o``'��' � a S a �� �`�/ �� � �............ / ��� o � �.\�........ '�� `��,�-...................� ��� \ � \Fhe �\� \�\ ..........��'� �z �� �� �3,� ��,\\\ so � � ' �\� + �� \� \\����. � � � � ��� \� \�. �`�\Sg22 y \�\\� \\ i�\\�\�r� ,��-��Z� ��_2\� � V, \� �i !�\ ��__ \��� �\�\V 3 t9� Z W - ��� -_ ���� ���6Z F+ \ �� o � X=S - �,1 \\l����� �\\�� \��£g�SZN �,, � � ��L - \� `�b� \,�S \�, \~�� �y�r�p = \ I �` � \ i� \�+� Z� \ � 1 --- ��`„�I �` o`\ _ � \ 'y ��/ � � 3 D�1 \,�"L 'hD�\ ��:`\ � '.. . � �-- �i��hi�I" ���_� ��ZN��, �,� �� . � �� h �„M � ��' � � y,�' ''--_``` ' �y1, ^��\ �� : \�-•:\��� '�Ayy � ���� __ / .� � �X� � -\� �_ �v,`v,�' � � `"��j� � \ V �I �-�^ _�'`�,,, '9rB_.��"a, `�� �� �` � � �.1� tp� � ��t� �`�` ---__,, ` -_ � � �� �` � \�� - 5� I'�:y� �� �� `� �-�cy� � �'oPy �;� �� ��� ��, I �-� �' �, ��'��� 'f''"� I '� �' � � =�e��^� � � _```\_' ` � \:\ �\ \\\ `\'\\ �� \ \\ � � �;F �/ �}/� \� /�--- `�9 \ W� c_ ��k� �\•��� I / / S�3/ � ' eca-- ' � ��'\N r�3r,�zN'� �� � ,., �—Org—--� ��� 1�� � �� / o, 9� � . T /� t / '� � / .y I ) i� � /� i e �' �� ��z �;,� ___` � ;, � ii i � � � � I �l ///� / �/ I�-- -\- ,�,,��' �- �� -�� \\`\ \ �� ' � f�� 2;- � l / �/�s/ i "�'�� � �� ������ � �� � � e� � % a��r�4 -�� --���;- -'- � `t����� � ` s'�v`�9' �'�� �� I h^ / � ���� ��^�� �Y'w�� _�``_ --_�` � �/ � `ry § � iu'� � �c`. I � i -.E--- - - _ --- -- _ `-��______--__ ~ �� � � l�/� �I/��j�---- ` �;x,., --- �;fg, _ __ ,�sJ� \ �� � � 9 I W �i �'i( � �� ��—_----- �� __--- `� !\ � \` � '.. , � � �'� ��'-_'d€--_ �;���� � ,� � � � � � Q --- i , '- ,--- --_�--_______ -- ` ,�3 �I !�J',�, �_ _ _ �-�,'r � � I � / l ,'/ ' �i' � ��' _ ________—_ __— � �\ � ' �y / � li���: 9 �A �� , —� \'��\�3� ��, � � w � � �..�, q o q�� � �- , � ,.�� �, , ---�.o-___—_____'_�;r �`, o � � - -- � .� � � i�/ : I ,� - L � o. o � � //�" � � � � °�--- __� �� � �o I �7 '►°�i� � �� __ _ � ,, �7 �; , , ��' � —��-------- , � �� � = o � W � � /��� � �� � ��� i ��'� __ x i ` o � I O ^ k } _ ��I �/ i� i� ■ � / '�.p� �-LSB----- ��� \�� \ E �,� �� I � �se � �w i� �� i� ��. � ,�� / / \� � � � � aW � i l � I � 4/ ��' $a /� '� �� //� / � �� °' " OS N I �����,s��iZ � ��� i � �. > �r,'°a � w � I�" mNJ �� i /' ___ 1 }' / : / � / � �a 1 � _ � �� a-'- -�� / o« ; N Qt I�%. - � � 7� o g `�� / y ��-'� � i� i l � c� o'c J � � 7 � � � /;' �L__ L��_ � _c--_ / / \� E �`o �o i i- / -��- _____ �_- _____ S[� ' � / / -f-�__ 7�_�/ � \ � � �a I � � / �--� i�_ � � v° c / ��.s�g�Z � � _ v�_��-�� g \\ � i ? �`v ' � � � „9b,Sb,LO� i ^ `° � � °' � �� . Iz 1� \\� � j �� c co w .L�•L d \ \�\ �� � ���i/ � o N o o Q �I r V\�''-\\ �\ � //i� �`,v N o � o o°c i`�,z � � w o - c�d I `q.y:.-`��•�'n,R Y,d`�'��;e '���\\` ��� � a'� o 0 0 6 .. = a> > j a�o (n � c« I �`<t#.�� erri;J�"\` w o c o Y� � �� �•r% C[� Uf p s ran u a�i o ` ro` ��``\`^//- ` �>._ � � I �� �� ��i.k��>' �-�st�a�`' `� ? � w O o rn rn a p=w � �ej `'i,tia�'� a 3 � `- `- d r v> � o � `n � o v�i ° m m � °N E z 3 � ��A�1MS i\��� `\�.�� � 2 .°'+ .°'.� .°', L C d t //,�§�i' � o 0 0 � d y.. �4<t$��'' 4 � � v v v �' '�`�� �T W O .. .. p �.N O O m � d Q ^ O $ I m � � dL C� � !��y J J I H O� � n n �