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08-23-16 BZA Agenda Board of Zoning Appeals Regular Meeting Tuesday, August 23, 2016 7 pm 7800 Golden Valley Road Council Chambers I. Approval of Minutes— July 26, 2016, Regular Meeting 11. The Petition(s) are: 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. 1250 Angelo Drive Kevin Bostrom & Nancv Skophammer, Applicants Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11(A)(3)(b) Requirements • 2.5 ft. off the required 12.5 ft. to a distance of 10 ft. at its closest point to the side yard (north) property line. Purpose: To allow for the construction of a home addition. 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 an addition 35.5 feet in length with no articulation. 4805 Markay Ridge Kirk & Pamela Hvatt, Applicants Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 12 (A)(1) Accessory Structure �ocation Requirements • Detached accessory structures shall be located completely to the rear of the principal structure. Purpose: To allow the recently constructed shed to remain. Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 12 (A)(4) Separation Between Structure Requirements • 9.75 ft. off the required 10 ft. to a distance of .25 ft. between the principal structure and the accessory structure. Purpose: To allow the recently constructed shed to remain. III. Other Business IV. Adjournment � Tl�is clocument is av�ilal�le in alter��ate forp7�ats upo��a 72-I�our rec�uest. �'le�se cali � '�� 76�-59�-8UDb(TTY;763-593-3968)kt�rn��ke a r�qu�:st, Ex�rnples�f c�lterr7ate f�rmats '� � �,,. � r�� may i�icl�ade lar��print,e(�ctronic,Brailfe,audi4cassette,etc. �� Minutes of a Regular Meeting of the Golden Valley Board of Zoning Appeals July 26, 2016 A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday, July 26, 2016, at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota. Chair Perich called the meeting to order at 7:00 pm. Those present were Members Maxwell (arrived at 7:25), Nelson, Orenstein, Perich and Planning Commission Representative Kluchka. Also present were Associate Planner/Grant Writer Emily Goellner, Planning Intern Chloe McGuire Brigl, and Administrative Assistant Lisa Wittman. I. Approval of Minutes— June 28, 2016, Regular Meeting MOVED by Nelson, seconded by Orenstein and motion carried 4 to 1 to approve the June 28, 2016, minutes as submitted. Commissioner Kluchka abstained. II. The Petition(s) are: 1439 Tyrol Trail (Continued Item) Michael and Caitv Bateman, Applicants Request: Waiver from Sectian 11.21, Sin`gle Family Zoning District, Subd. 11(A)(3)(b) Side Yard Setback Requir�ments • 2.5 ft. off of the require� 12.5 ft. to a distance of 10 ft. at its closest point to the side yard (e�st) property line. Purpose: To allow for the''construction of a new garage. Goellner reminded the Board that this proposal was tabled at their last meeting. She explained that the applicants are'now proposing to build a new garage with a deck above, 2.5 ft. off the required 12.5 ft. to a distance of 10 ft. at its closest point to the east property line rather than the originally proposed 3.6 ft. to the east property line. She discussed some of the alternative ways the proposed garage could be built including: adapting the current garage, lowering the garage floor, or removing the center post. However, #he homeowners would still be left with the turning radius problem because of the L-shaped driveway. Goellner stated that staff is recommending approval of this variance request because it is a reasonable use of space, the proposed garage will have minimal impact on the neighboring property, and the applicants have explored other alternatives and have altered their plans based on the Board's recommendations. Caitlin Bateman, Applicant, said they went back to the drawing board and looked at ways to lessen the impact and improve the usability of the garage. She stated that they explored many options and this one seems to be the best. Minutes of the Golden Valley Board of Zoning Appeals July 26, 2016 Page 2 Nelson asked if the new garage door will face the front or the side of the property. Bateman said it will face the front. Perich opened the public hearing. Hearing and seeing no one wishing to comment, Perich closed the public hearing. Nelson stated that she had concerns about the original proposal but she applauds the applicants for exploring other alternatives that minimize the impact to the neighboring property. She added that she thinks this proposal meets the criteria the Baard uses when considering variance requests. Perich agreed. Kluchka said the proposal sounds reasonable and questioned if language ec�uld be added as a condition that would prohibit the construction of anything on top af the ` proposed garage because he doesn't want the footprint to set precedent for future building. Perich said conditions could be added. Nelson noted that the plans submitted with this proposal are what the Board would be approving. Goellner stated that if the applicants want to build an addition on top of the garage it would have to'meet the setback requirements or they would have to come back to the City with another variance request. MOVED by Orenstein, seconded by Waldha'user and motion carried unanimously to approve the requested variance for 2.5 ft. off of th'e required 12.5 ft. to a distance of 10 ft. at its closest point to the side yard (east�property line to allow for the construction of a new garage/deck addition. 221 Westwood Drive North Peter & Beth Newland, Applicants Request: Waiver from Section 11.03: Definitions (Zoning Code), Definition 14. Building, Heigh#, • 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. McGuire Brigl referred to an aerial photo of the property and pointed out a bowl-shaped depression in the front yard. She stated that the applicants' proposal is to return the grade of the property to its natural topography in order to build a new home. McGuire Brigl explained that the Zoning Code only allows for a one-foot increase in the average grade for new construction. She stated that if the bowl-shaped depression were not present, a normal two-story home could be built without a variance. Perich asked if the City knows what the original topography of the lot was before the bowl- shaped depression was carved into the yard. McGuire Brigl said no. Minutes of the Golden Valley Board of Zoning Appeals July 26, 2016 Page 3 Orenstein said he remembers approving variances for this property in the past. Ben Awes, Architect representing the applicant, stated that essentially they want to fill in the odd, bowl-shaped depression in the front yard back to the natural grade in order to build a modest two-story house, but the Zoning Code won't allow them to raise the grade more than one foot. Nelson asked if the fact that this is a corner lot affects the grade. Goellner said yes and explained that the grade along both front property lines are taken into consideration when calculating the average grade. Kluchka referred to the grade of the lot and stated that a tuck under garage would have been built even without the bowl-shaped depression. Goellner agreed that the hous�, probably would have been a walk-out with or without the depression. Kluchka noted that the grade of the side yard is probably original. Awes stated that the previous owners carved into a hillside to build the garage and probably als4 did some carving in order to get a flat driveway. He added that they are not proposrng to raise the grade on the side, they are really just filling in the "bnwl"' in front. Gaellner added that the front door of the new home will be in a similar location and that the intent of the Zoning Code requirement is to keep people from building up the grade in order to build a taller house. Kluchka asked if the existing house is taller, or similar in height with other homes nearby. Orenstein said it is similar in height with athers in the area. Perich opened the public hearing. Seeing and hearing no one wishing to comment, Perich closed the public hearing. Orenstein said he thinks the new home is a welcome change and an improvement. Nelson said the impact is fairly minimal. Perich agreed and added that the property is unique and the proposal is reasonable, it is in harmony with the City's plans, and it won't alter the character of its locality. MOVED by Nelson, seconded by Orenstein and motion carried unanimously to approve the requested 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 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. Minutes of the Golden Valley Board of Zoning Appeals July 26, 2016 Page 4 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 additic�n. McGuire Brigl referred to a diagram drawing of the proposal and explained the applicant's request to construct a second story addition`and a rooftop deck. She stated that the proposal requires three variances. The first request is for the stairway access to the rooftop deck to be 33 ft. in height (rather than the allowed'25 ft.), the second request is to allow the second floor addition to b� located 14.4 ft. (rather than the required 15 ft.) at its closest point to the south pro'perty line,and the third is to allow the second floor addition to be located 14.8 ft. (rather than the required 15 ft.) at its closest point to the north property line. She explained that the applicant's stated unique circumstances are that they would like to utilize the existing structure to build the second story, the side yard setbacks for the existing home are already non-conforming, there is approximately 23 feet between this home and the neighboring home to the south, and they would like the opportunity for a summer rooftop deck and garden space to help make the home more green. McGuire Brigl stated that staff is recommending denial of the requested variances because the proposed roaftop deck could be accessed by an outdoor staircase and the second story addition could meet the side yard setback requirements by stepping in, or sloping slightly without the need for variances. Nelson referred' to a similar variance request that was approved at their last meeting and noted that staff stated at that time that the Zoning Code might be amended to address the height of flat roof homes versus the height of pitched roof homes. Goellner stated that the Zoning Code has not yet been amended. Maxwell asked if this proposal would be altowed under the proposed code changes. Goellner stated that this proposal is similar to the variance request approved last month. In this case the applicant is close to fitting within the allowed building envelope, but they are proposing to build the house taller than even the 28 feet of height allowed for a pitched roof house. Nelson asked if the proposal from the meeting last month fit within the building envelope. Goellner said yes. Minutes of the Golden Valley Board of Zoning Appeals July 26, 2016 Page 5 Nelson asked how the existing house is non-conforming. McGuire Brigl stated the south side of the existing house is located14.4 ft. from the property line instead of the required 15 ft. Kluchka asked if there are plans that are further along in the design process. McGuire Brigl stated that the applicant has an updated plan that indicates they don't need a . variance on the north side of the property. Nick Thompson, Applicant, showed the Board a new plan that would not need a variance on the north side. He clarified that the proposed rooftop stair access is Iocated in the center, toward the rear of the home so from the street view it won"t.feel like a tower sticking up. Perich asked the applicant if he has considered putting in an exterior staircase. Thompson said an outdoor spiral staircase would be a really tight option. Also, there would be a lot of inetal and it would be more of an eyesore. He added that there are two other houses on this street that have the same rooftop deck he is proposing. Flora Brown, Applicant, reiterated that putting the rooftop stair access tcaw�rd the back of the home will be less intrusive. Nelson asked if there is a way to make the �ooftop stair access shorter. Thompson stated that they need the proposed height for headroom. E�rawn stated that functionally, an outside staircase is more hazardous and they want to have garden space on the rooftop deck as welL Kluchka asked about the plans for the rest of the rooftop space. Thompson said it would be left as a flat roof with a'6 to 8-inch parapet that could be garden space in the future. Perich opened the public hearing. Todd Stahl, 212 Parkvi�:w Terrace, said his house is 15 ft. from the side yard property line and he is concerned about privacy because his house sits higher and the applicants rooftop deck would be an entertaining area that would look into the private areas o# his house. He said`'he is concerned about a mature oak tree on the north side that already has limited light and the applicants' proposal could make that worse. He said he is also concerned about the scale of the applicants' house and stated that the building envelopes are in place to ensure balance and harmony with the homes that are already there. He said the proposed new addition would basically dwarf his house and make it feel tiny and insignificant. Martha Abbott, 301 Parkview Terrace, said this proposal, which is basically a shed on the roof, would alter the character of the neighborhood. She said this isn't a problem that is unique to this property or any property. She said the houses on either side of this one are one-story and are built right up to the setback lines so if the proposed house is allowed to be the maximum height with another 8 ft. on top of that it would alter the character of the neighborhood. Minutes of the Golden Valley Board of Zoning Appeals July 26, 2016 Page 6 Perich asked Abbott if she would prefer a stairway on the side of the house. Abbott said yes, because it would be more open visually as opposed to having a big solid mass. She said stairs could also go in the back, or there could be a deck at a certain point with stairs going up to provide a break in the look of the staircase. David Michael, 201 Parkview Terrace, said the architectural integrity of the neighborhood is being violated with something that is so different from the rest of existing neighborhood. Seeing and hearing no one else wishing to comment, Perich closed the public hearing. Goellner said a rooftop deck might be allowed without the need for varianc�S depending how tall the guard rail is. Thompson said the guard rail is 36" talL McGuire Brigl said it would still require a height variance, but not a variance from the building envelope requirements. Goellner said it appears they would need a 1 ft. variance from the height requirements. Kluchka asked the applicant if he would consider having internal stairs with a hatch roof access. Thompson said he would consider that. Goellner said she is 'not sure what the Building Code requirements are for a hatch roof. Orenstein asked if the Zoning Code language regarding height might be changed within the next six months. Goellner said she didn't know for sure. Kluchka asked what types of changes are being proposed. Goellner stated that there doesn't need to be different height requirements for flat roofs and pitched rpofs now that there are building envelope requirements so staff is considering proposing one height for both types of roofs. Maxwell asked if this variance proposal were considered as a pitched roof where the midpoint of the roof would be, Thvmpson said they would be close to the building envelope boundaries'with a pitched roof as well. Orenstein asked how visibJe the rooftop access would be from the street. He said it would be less visible than the house down the street which is basically three stories tall. Orenstein asked if the rooftop access could be moved further toward the back of the house. Thompson said yes; he would consider that. Nelson said she is not sure what the unique circumstances are in this case that are not being caused by the landowner. Thompson said he could build a taller pitched roof addition, but he wants to have usable rooftop space. He referred to the neighbors comments about privacy and noted that there is a dense tree line between their houses. McGuire Brigl confirmed that the living space area on the roof would be the furthest away from the neighbor who spoke. Perich agreed that this circumstance is being caused by the landowner and it will alter the character of the neighborhood. Kluchka stated that the essential character in Golden Valley is the variety of houses. Perich said he understands that the requirements could be different soon, and he understands that pitched roof homes could be taller, but a deck could not be built on top of a pitched roof. Nelson agreed that Minutes of the Golden Valley Board of Zoning Appeals July 26, 2016 Page 7 outdoor space would be more impactful than a taller pitched roof. Maxwell noted that if the applicants can shrink the house by a foot, they can build a rooftop deck without any variances. MOVED by Maxwell, seconded by Perich and motion carried unanimously to deny the following variance requests: .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. .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. Nelson stated that the proposal is reasonable but there just aren't any unique circumstances that are not being caused by the landowner. She added that she may feel differently if the height request was only for 1 ft. taller. Kluchka said he couldn't come up with a good reason for even a 1 ft. height variance, but that doesn't mean the City would not allow this proposal in the future. Thompson said he understands and asked if the rc�oftop deck, including the guard rail, is 25 ft. in height if he could do the entire roof as deck space.'McGuire Brigl said yes. MOVED by Perich, seconded by Maxwetl and mation carried unanimously to deny the variance request for 8 ft. over the 25 ft. of height a►lowed for a total height of 33 ft. for a rooftop deck. 1750 Major Drive D.R. and Jennifer Schroe�der, Ap.plicants Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11 (D) Side Wall Articulation • Any wal) 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. McGuire Brigl referred to a survey of the property and explained the applicants' proposal to build a new, passive home. Passive homes are built with high energy standards and seek to be energy efficient through maximum passive solar exposure using more sun in the winter to warm the house and less sun in the summer to keep the house cooler. The applicants are requesting a variance to construct the garage along the west side of the property approximately 40 in length without any articulation. The Zoning Code requires any wall longer than 32 feet to articulate at least 2 feet in depth for at least 8 feet in length. Minutes of the Golden Valley Board of Zoning Appeals July 26, 2016 Page 8 McGuire Brigl noted that the applicants have stated that their unique circumstances are that the home must be oriented to the south for a passive home design, the proposed garage is being placed in the flattest location, the property is heavily wooded, in- or out- articulations will create safety hazards, as they conceal people, animals, and items in the driveway, they would like to keep the style of the garage and home similar, and there are few visible neighbors. McGuire Brigl stated that while staff is supportive of the passive home design, and thinks the property would be used in a reasonable manner, and fits the goals of the City, they are recommending denial of the requested variance because the problems are not unique to the property. It is a large, vacant, newly subdivided lot with room t4 build within the regulations. Also, the problem is caused by the landc�wner. The design of the garage could include articulation to match the design of the articulation shown on the proposed home. Staff doesn't feel that articulations in the garage w4uld cause a safety issue. And lastly, the proposed garage would alter the essential character of its locality because all homes in Golden Valley are subject to the same side wal( articulation requirement, and a passive home does not require a 3-stall garage without articulation. Maxwell asked if a different variance would be required if the garage did have articulation. McGuire Brigl said no. Perich asked if the proposed garage is 96Q square feet in size. McGuire Brigl said yes and noted that an average garage is� 22 ft. x'22 ft. or 24`ft. x 24 ft. in size. Maxwell explained that the Board has to consider the four criteria set by state statute, when considering variance requests. If those criteria aren't met, they can't approve the request. He questioned what is unique in this case that is not caused by the landowner. Stephan Tanner, Architect, asked about the intent of the articulation requirement. He said to him the intent is to irnprove the design and quality of the neighborhood. He said articulation in this case would not add to the design or quality, it would distract from it because it would just make the garage look less architectural. He added that no one will really be able to see the garage and added that the landowners are coming to Golden Valley as stewards, interested in the lakeshore and the woods and building a passive home that will generate more energy than it uses. Maxwell said the City creates rules and the Board has limited ability to grant exceptions. He said he thinks the proposed use is reasonable, it is consistent with the City's plans, the character of the locality isn't really an issue, but he is having difficulty finding a unique circumstance that is not caused by the landowner because it is new construction. Tanner discussed the design approach and said they want to have as much southern exposure as possible so the house is oriented east/west on the lot. He said he has lake setbacks and trees to consider and that leaves limitations and limited space in order to design a passive home. Minutes of the Golden Valley Board of Zoning Appeals July 26, 2016 Page 9 Perich asked if the garage would be considered passive if it were articulated. Tanner said the garage is not considered in the passive calculations. He questioned why he would make an indentation in the box when it doesn't really affect anyone. He also questions why they should articulate, just to articulate and reiterated that he doesn't understand the intent of the ordinance and it seems like a pretty weak controlling mechanism. Orenstein noted that there is an appeals process, and that the City Council may have a solution. Goellner said she is not sure the City Council would approve this uariance request, because they want to see articulation in side walls. Perich opened the public hearing. Don Schroeder, Applicant, noted that the garage doors would be set in 8". Seeing and hearing no one else wishing to comment. Perich closed the public hearing. Orenstein said he agrees with the architect that it is articulation for the sake of articulation. He added that the house won't be highly visible and wauld have very little impact. Perich stated that 960 square feet is a large garage. Orenstein said it is not disproportionate to the house. Perich said he worries about setting a precedent. Goellner stated that a 40-foot long wall without articulation is quite unprecedented. Kluchka noted that there was a plan in the'agenda packet that shows articulation of the second garage door and asked ifi that was proposed by the City or the applicant. McGuire Brigl said that plan was submitted by the applicant. Kluchka asked if the entry door could articulate instead of the garage door. Goellner said she doesn't think that would provide a long'enough articulation. MOVED by Nelson, seconded by Kluchka and motion carried 4 to 1 to deny the requested variance. Orenstein abstained. III. Q#her$usiness No other business was discussed. IV. Adjournment The meeting was adjourned at 8:35 pm. David Perich, Chair Lisa Wittman, Administrative Assistant �1���� ���: , , ..; , y;� �,.�� +�, �,. e.��„ , � s�� �� ��,f .' �ivi t � � �j � � � �s `-� � ,� y6 y �� i/'' f��f / r '�a` : �' � � �� � �� i� �`� ��� �/,,,,, :��„ t;,- � �>; a z:���= ��� a � '�_ , ..�,. �"�ys�cal I)eve�vprne�� I�+�p�rt en�t ���-���-s�������-���-��r c�� c���� Date: August 23, 2016 To: Golden Valley Board of Zoning Appeals From: Chloe McGuire Brigl, Planning Intern Subject: 1315 Angelo Drive Mohammad Vedadi, Applicant Mohammad Vedadi, owner of the property at 1315 Angelo Drive, is seeking a variance from the City Code to build a new home in place of the existing home. The applicant is seeking a variance of 3.5 feet over the 25 feet of height allowed for a total height of 28.5 feet. A previous variance was granted for this property and project on June 28, 2016, but due to changes to the overall building plan, the applicant has chosen to submit an application for a new variance, as variances are tied to the plans submitted with the application. The variance granted for 1315 Angelo Drive was to build 3.5 feet over the 25 feet of height allowed for a total height of 28.5 feet in order to build elevator and stair access room to the rooftop (which also includes a bathroom). In June, it was previously designed to a size of 21.5 feet in width and 8 feet in depth. The new variance request is to extend the access room to 14 feet in depth. The applicant is proposing to include a rooftop terrace on the new home, which would include a seating area underneath a shade trellis, solar collectors, and a rooftop access room with an elevator, stairwell, and small bathroom. The rooftop access would allow for maintenance of the proposed solar collectors, and the access room would include an elevator, in order to make the rooftop accessible for the applicant's older family members. A small bathroom was included in the original plans. The rooftop access room and shade trellis would be located near the geographic center of the property in order to minimize the visual impact from Angelo Drive. The home would have a flat roof and the proposed height is 28.5 feet at its tallest point. The height is measured to the top of the roof access room and the rooftop trellis. The chimney is slightly taller, but chimneys are not included in the height measurement. Since the previous variance was granted, the applicant has altered the plans of the home and rooftop access room to extend the depth of the access room from 8 feet to 14 feet. The width of the access room, visible from the street, would stay constant from previous plans, at 21.5 feet. The proposal requires a variance from the following section of City Code: Section 11.21, Single Family Zoning District, Subd. 11(B) Height Limitations: The maximum height is 25 feet for flat roof houses. The applicant is requesting a variance of 3.5 feet over the 25 feet of height allowed for a total height of 28.5 feet. Staff Recommendation: In reviewing this application, staff has maintained the points of examination to the considerations outlined in Minnesota State Statute 462.357, requiring that a property exhibit "practical difficulties" in order for a variance to be granted. To constitute practical difficulties,the property owner must propose to use the property in a reasonable manner, the landowners' problem must be due to circumstances unique to the property not caused by the landowner, and that the variance, if granted, must not alter the essential character of the locality. Staff recognizes that the previous variance was granted for 3.5 feet over the 25 feet of height allowed for flat roof homes to build a total height of 28.5 feet due to the ability for the proposed home to fit within the building envelope regulations. However, the previous variance application stated that the rooftop access room was a sufficient space to include a stairwell, an elevator for elderly family members, and a small bathroom. Staff finds that extending the variance request to nearly double the length of the access room creates a different proposal. Instead of an access room, the applicant is now requesting additional indoor living space on the roof(beyond the minimum required to meet Building Code standards). Typically, the City of Golden Valley does not grant variances for additional living space. Staff finds that the original proposal for a rooftop access room with 8 feet in depth and 21.5 feet in width is sufficient for rooftop access to maintain solar collectors and provide access to residents via a stairwell and elevator. Increasing the depth to the proposed 14 feet would increase the impact on the surrounding properties and increase usage of the roof. While disruptions and visibility from the road are minimized by the rooftop access room and shade trellis placed in the geographic center of the property, the impacts on the surrounding neighbors are increased greatly with the new plan. Staff finds that almost doubling the length of the access room would alter the essential character of the locality and does not constitute a practical difficulty. Staff recognizes the difficulties that arise from the presence of slopes and a tuck-under garage, but due to previous plans with 8 feet of length fulfilling the functions needed by the applicant in a rooftop access room, staff understands that 14 feet of length is not a necessary component of a rooftop access room. Instead, this room would be additional living space or could be converted into another bedroom, which is not necessary. In attempting to make the rooftop access room into permanent indoor living space, the applicant disrupts the neighborhood and alters the locality. Staff recommends denial of the request for a variance of 3.5 feet over the 25 feet of height allowed for a total height of 28.5 feet. 1425 1416 416 7415 ,a,s Tdedc r^�r��;F;<�:Pond �aio 1400 1401 1345 �qpp 1380 1335 Subject Property 1335 i:.v��.-, °,, �, -� 1330� 1 1360 1340 I.,:...:,��. � � 1325 1305� 1315 1325 ..".. , .,t�y.��.i. ��J t_ 1340 7320 .. 1315 1317 . 4ninr3 Vr�ito-y� G., 1305 1310 1311 132 0 1301 1300 1318 7301 1300 1300 1245 1250 1241 1240 5110 Alhs��sf� � 1231 1242 � 1230 1231 c. 1230 5045 1231 1221 , _. 1230 � _:...,...,..,. ,... � ���� Planning � 7�3Q0 Golc9en ValEey Raad,Gc>3der�Valley,MN 55427-4588 c:it�J c�� ,763�593`8095 � l"l'Y:763-593-3968 ( ww�v.galclenvalleymn.gav � �la��ning@galcl�nvalleymr�.gav �(�����?� � val�ey . . . . - . . Street address of property in this applicationi ' �,�'/�' ,�� e/ Q����.. . • • . • . Name(individual,or corporate entitiy): Q/��.�c.+.c�. d f�d��. Address: l3/.� o tt t�c. Phone Number: �n/� Email Address: , lo/�^ ?�' l/ "' �'�o ��'e�a c�-~C� /J'l a.c.L • �,./'o� Authorized Representa#ive(if oth�r than appl',icant�: ; Name: Address: Phone Number: Email Address: Properky Owne�-(if o#Mer tlian'aRplicant}� Name: Address; Phone Number: Email Address: • • • Provide a detailed description of the variance(s)being requested: //t.t,� 1 S GZ. �J e Gon d �G�I"C a/1 �{ � a^-�'�' a' /L�Zrn/ /i.0/'�2 ��iy!? / , 1 �� � � 4.�A13✓G • �/.�P� j/Gr 12a�G.c �Ap /�����,.�✓ GL l��i �Q,, 3'��, o'✓�l, � a,5 7�' � /�-�� uJGQOww..n.Gc, • %� l/f/� ,%/'Q./f fc� ____. �/G � r���� � , �, o-r�. �un.�. z8, �6 . .��� -�c.. d��, y� _rG�.n� r�ao�- �'��- r�,�. � x 2z ,� �y�x Zz . 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: U�°P.. �i'cuv� � Yd`Vl� W� 1`.c«-� /��►�t-�w,�o-+— - � � Plannrng I 7800 Golden Val(ey Road,Golden Va11ey,MN 55427-458� t:tdt'c�f "� � 763-5�3-8095 E TTY:763-593-3968 ( www.goldenval[eymn.gov � planning@galdenvalleyrren.gov (��(��� val�ey • . • . - . . . - . Minnesota State Statue qb2.357 requires that,a praperty exh''rbit"practical difficulties"in arder for a vari�nce to be considered. Practica) i diffieulties: '� • result in a use that is reasonable • are based on a problem#hat is unique to the property ' • are not caused by the landowner ' • do not alterthe essential character of the lacality To dernanstrate'����how yc�ur request will:comply with M����innesok��taEe�Statut�46z.�57,please respor�d to the follav.ring questions.� Explain the need for your variance request and how it will result in a reasonable use of the property. �3�.a � a�,.-.. �..,�'� � � �. ,.�����- � �� ��.� ��sz� �o� � �.!�o �tod� C���- ��, Yicw �� �.�. s�i-Q�.c�- oor► w � ' L�cr.,.� a,...� �tGc.c. c� � rn-.�,�-� �- � w�..GC� �u"' ,�ol° G, � .� a.. �-� � I y �x 2 Z- �ee c�ir��,�s . What is unique about your property and how do you feel that it necessitates a variance? ``7',?� �o�orn �� ,a.�.� � Ji��..c. r�a��� � /1?a�.�-.�- c�dl�- � �7?a-�✓ ✓�Gnor��f �� . � Explain how the need for a variance is based on circumstances that are not a result of a landowner action. Explain how, if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole. Planning ,� 7F00 Gc,lden Valley Road,Gc>Iden Valley,MN 55427-4588 t:iCtt c�f ," .76�-J93`80�5 � TTY:763-593-3�368 1 www.gnldenvaileymn.gov ( �lar�ning@galdenvalleymr�.gov ()�(��� va1�ey • • • • - . . - . - . 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. . �, . � Current survey of your property,includ'rng proposed addition and new',proposed building anc!structure setback�f�'�npy�f Golclen ; Valley's survey requirements is available upon request;application cansidered'incomplete without a current'prc�per�y sur�ey) Qne current�olor;phatograph of the area affected by the proposed variance{attach a printed phatograph to this applicatiQn or emai)a digi�a)ima�e to planning�gt�ld�nualleym�.gov;submit.additional phatographs,'as needed� ,� Fee:$2ao appli�ation fee Far Singl�-Family Residential,$3�Q applieatio'n fee for all c�ther Zaning[�istricts Legal Description:'Exact legal descrip}.ion of the land involved in this application(attach a separate sheet if necessary): . • To the best of my knowledge the statements found in this application are true and correct. I also understand that unless construction of the action applicable to this variance request,if granted,is not taken within one year,the variance expires. I have considered all options afforded to me through the City's Zoning Code and feel there is no alternate way to achieve my objective except to seek a variance to zoning rules and regulations. I give permission for Golden Valley staff,as well as members of the Board of Zoning Appeals,to enter my property before the public hearing to inspect the area affected by this request. Please include printed name,signature,and date for ap- plicant,authorized representative(if other than applicant),or property ower(if other than applicant). Name of applicant(please print): ��A"��� eGl a.�� (�.vZ^- /(, Signature of applicant: • �GC•� Date: Autharized Repr�sen#ative(if other than applicant) Name(please print): Signature: Date: Proper#y Qwner(if other than�pplican#) Name(please print): Signature: Date: Please nofe:The City of Golden Valfey will send notice of your variance rec{uest to all adjoining property owners as well as owners of properties directly across streets or afleys. Your neighbors have the right to address the Board of Zoning Appeafs at your pub(ic hearing. You are advised to personally contact your neighbors and explain your project to them before the public hearing. � This doeument is available in alternate formats upon a 72-hour request Please call 763-�43-8006(TTY:763-593-3968}to make a request. Examples of alternate formats may include large print,electronic,Braille,audiocassette,etc: � , • > � � � � = � . 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'� ���� �'��� ��f�f'If�r `i�� � . + � �����f �----- I t i � .,:,�+�„ �__ ___ �i ' ' 01' ! �. �'� n�, i i' w�r � �zE ���.'��.. �.. � � �.Il�l�lft . � . �... . �• � �'. � . 9 � � P�, � � �I�IIiII - � . _ _ _ �. � � � ������� �,.� .. _ r � ���y z�p ���� �' vy/�'�. � �/ � G � �: ��� � � �� y �i�i�, � � �y ' � � ///'� �� � s v � � �;T � �nn= ��/� ,� � 2�' . i�.: � f ii �� , �' � � "` � ' �S �«� `: � 4/y �e ., �, ii r, �a ,, ., a,�� �: ra. , ,,,. �,?,;,, �� �-�$ � ,/, Arr , x�..� ���;, �� �hy�i��'� I�evelapm�n� I���a�art en� 763-�'�3-8+0�S/afi3-s33�8'!��(fax} Date: August 23, 2016 To: Golden Valley Board of Zoning Appeals From: Chloe McGuire Brigl, Planning Intern Subject: 1250 Angelo Drive Kevin Bostrom and Nancy Skophammer, Applicant Kevin Bostrom and Nancy Skophammer, owners of the property at 1250 Angelo Drive, are seeking variances from the City Code for a home addition. The proposed addition requires two variances from City Code. The applicant is seeking a variance of 2.5 feet off the required side yard setback of 12.5 feet to build to a distance of 10 feet from the side yard (north) property line. The applicant is also seeking a variance from the articulation requirement in order to build a wall 35.5 feet in length with no articulation. The property currently has a two-stall garage located 16.3 feet from the north property line. It is 19.75 feet wide and contains an entryway vestibule connecting the home and the garage; the length of the garage varies from 16 to 18.5 feet. The home was built around 1953 on an irregular- shaped lot on Sweeney Lake. The proposed addition would be 6 feet by 35.5 feet along the north side of the home. The proposed addition includes a garage storage area for three large waste containers, a mudroom/entry area, a powder room, and an office. The remodel would extend the existing garage depth by removing the vestibule and create a garage 19.75 feet wide with 18.5-19.5 feet of depth. If a variance from the side yard setback were granted, the distance between the home at 1250 Angelo Drive and the neighboring home, 1300 Angelo Drive, would be approximately 20 feet at the closest point. The neighboring home is located approximately 10 feet from the property line. The applicants state that they are unable to park two vehicles in the garage, due to the vestibule built by a previous landowner, which causes portions of the garage to have only 16 feet in depth. The applicants have explored other options that do not require variances, including rebuilding the garage and a second story, tearing down the garage and rebuilding, or remodeling the vestibule. The applicants note that these are not cost-effective and do not create the additional living space or garage storage, nor do they create a safer entrance from the elements. The proposal requires a variance from the following section of City Code: Section 11.21, Single Family Zoning District, Subd. 11(A)(3)(b) Side Yard Setback Requirements: The minimum side yard (north) setback requirement is 12.5 feet. The applicant is requesting a variance of 2.5 feet off the required 12.5 feet to a distance of 10 feet at its closest point to the side yard (north) property line. 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 35.5 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. City staff recognizes that the existing vestibule in the garage creates difficulties for parking two cars. However, the homeowners have sufficient options to remodel the garage without a variance in order to accommodate two cars. Without a variance, the applicant could expand the home with a 3.8-foot addition, creating sufficient living space and a garage greater than 23 feet in width, which is larger than a standard garage. Typically, the City of Golden Valley does not grant � variance requests for additional living space. Staff does not find that the request constitutes a practical difficulty that cannot be overcome without a variance due to the sufficient space to build behind the existing home, and the ability to add a smaller addition or second story without a variance. The proposed distance between the garage and north property line would alter the essential character of the locality. There is an existing two-stall garage on this property today, located in a reasonable location that does not negatively affect surrounding properties. Creating living space and a wall without articulation this far into the required minimum setback is not necessary in order to allow the owner to use the property in a reasonable manner. Staff recommends denial 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 feet from the side yard (north) property line. Staff recommends denial of the request for a variance from the sidewall articulation regulation to build a sidewall 35.5 feet long without articulation. ��� 1335 1346 �„ �:uL 1325 �I �ui i� . � 1330 1319 �: ID-i• ': :1340 � 1325 1305 1315 1334 },;�;;>I, �� .. r 131 5 1320 _. 132 6 �, , . , 1305 1310 1320 Subject Property 1301 7300 1318 1300 `" 1240 5110 12� � 1250 c,.,"',�,,:,, :t��., .if.. i 12 42 1231 1230 5045 7231 � 7230 � � � O ,.���>�:�,. . L.i1kE? � 1201 - 1200 1201 � .. .. � 1200 � i � N 1141 1140 1141 . � 114a m � 1131 ,7130 1131 � �... . ,...... 1130 w w � Pldnning � 7800 Golden Vailey Road,Golden Valley,MN 55427-4588 , city of 763-593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gov � planning@goldenvalleymn.gov Q�t(�en � valley PLANNING APPLlCATION . . . . - . . Street address of property in this application: I Z�'o � � o C ,rt✓C . • • • � • Name(individ al,or corporate entitiy): / �✓/YI �O S'� �H'1 /�R/ ! �/Gt G, �1�d `t�,rr`t�e G l Address: � Z. S� �'Yl �C l0 �+r' Phone number: �{.�s� Email address: �t✓/h• e o�( P, .c�'+� ��3 sz�- 2�3 r o e ����� . �.d..� Authorized Representative(if other than applicant): Name: Address: Phone number: Email address: Property Owner(if other than applicant): Name: Address: Phone number: Email address: • • . • Provide a detailed description of the variance(s)being requested: �t G n'Tr�� 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: Pldnning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 city of " 763-593-8095 � TTY:763-593-3968 � www.goidenvalleymn.gov � planning@goidenvalleymn.gov QOlde� Z� 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. What is unique about your property and how do you feel that it necessitates a variance? Explain how the need for a variance is based on circumstances that are not a result of a landowner action. Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole. Planning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 city of 763-593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gov � planning@goldenvalleymn.gov golden 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 wil)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. . � . � . Current survey of your property,including prvposed addition and new proposed building and structure setbacks(a copy of Golden Val�ley��'s survey re uirements is av�aila,ble u n request;ap lication considered incomplete without a current property survey) � One`�cu�ent c�lo�Tiot arh o�tli�a ea�fFec�tec��e�ro osed variance(attach a nnted hoto ra h to this a lication or p P Y P P � P g P PP� email a digital image to planning@goldenvalleymn.gov;submit additional photographs as needed) � Fee:$20o application fee for Single-Family Residential,$30o application fee for all other Zoning Districts � Legal description:Exact legal description of the land involved in this application(attach a separate sheet if necessary): . � To the best of my knowledge the statements found in this application are true and correct. I also understand that unless construction of the action applicable to this variance request,if granted,is not taken within one year,the variance expires. I have considered al)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 pri fYl �tl �'OIrC t �.M G S�,'p �ciwi�G✓ Signature of Applicant: ( V`�""'"�- Date: � f !6 Aulhorized Representative(if other than applicant) Name(please print): Signature: Dale: Properly Owner(if other than applicant) Name(please print): Signature: Date• Please note:The City of Golden Valley will send notice of your variance request to all 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 public hearing. You are advised to personal(y contact your neighbors and explain your project to them before the pubiic hearing. � This document is available in alternaCe formats upon a 72-hour request.Please call 763-593-8006(TTY:763-593-3968)to � make a request Examples of alternate formats may include large print,electronic,Braille,audiocassette,etc. Provide a detailed description of the variance being requested: We are in the process of remodeling our home at 1250 Angelo Drive. We are applying for a variance of 2'6"to allow a 6'width and 35'6" length addition along the north side of our home. We are currently unable to park two vehicles in the 19'9"wide by 16" -18.6" deep garage as the previous owners used garage space to create an entry vestibule into the home from the garage during their extensive remodel. The vestibule they created in the garage decreased the depth of the garage and the ability to park a car of average length in the garage. Our proposed addition would allow us to reclaim 3'6"of depth for a finished garage depth of 18'6'- 19'6". The proposed addition would provide a new entry from the garage and outdoors into our home on the north side of the house. This would enable us to reclaim the current vestibule as garage space by increasing the depth of the garage and area in which to park a second car in the garage. The addition would include storage space adjacent to the garage, a mudroom, powder room, and an office area. We feel these additions would bring the house on Sweeney Lake up to date with the type of home modern families want in this above average price and tax range, rather than it becoming a tear down for the next homeowner. Provide a detailed description of need for a variance from the Zoning Code, including: Description of building Our home is a rambler built in 1953 on an irregular lot less than 100'wide overlooking Sweeney Lake. The 1953 19'9" garage is narrower that the average 22'X 22'garage and shorter, 16'- 18'6" depth. The previous owners built an entry vestibule in the garage into the home which increased the kitchen area and decreased the garage square footage. Consequently we are unable to park two vehicles in our smaller than average garage resulting in one vehicle parked in the driveway when we are home. . 1 Description of Proposed Addition The 6'X 35'6" addition along the north side of our home would allow us to reclaim space within the garage to accommodate two vehicles. The addition would consist of a garage storage area, a mudroom/entry area, powder room and a small office. Description of Proposed Alteration to Property The only alteration to the properiy would be an extension of a 6'width, a variance of 2'6", and a 35'6" length, a variance of 3'6", to the north side of our home. At the current time the area is a 10'X14'cement pad where we keep our garage and recycling containers, a walk way and stairs leading to the back yard along the north side of our home. We feel the addition will enhance the look and value of our home on the north side of the property. MN Statute 462.357 Explain the need for your variance request and how it will result in a reasonable use of the property. The 19'9" X 16'- 18.6' garage area does not provide adequate space to park two vehicles as well as storage. The addition we are requesting will allow us reclaim space within within our garage to park two cars, increase the amount of enclosed garage storage area by 5'6"x 6'6", create a 5'6"x 6'6" powder room, a 5'6"x 11'3" office and a 5'6" X 11'mudroom/entry into our home which would have a 4'overhang covering the walkway making it a safer entry for 2 mid-60's homeowners. We feel the addition will result in a more attractive and reasonable use of space other than the current cement pad. The addition would also allow us to move our three large waste containers in the garage. What is unique about your property and how do you feel that it necessitates a variance: Our property is an irregular lot less than 100'wide overlooking Sweeney Lake. The value of the lot is expensive and we pay a significant amount of property tax as a result of the location. Our 2 Hennepin County Property 2016 tax assessment is $12,157 and we have a smaller than average 1953 garage that does not accommodate two average sized vehicles. We are also in the process of applying for a permit to add on to the east side, the lake side, of our home as well as remodel the lower living area. We feel in order to maintain the value of our property we need to have a workable two car garage. We know of no other home on Sweeney Lake that has only a one car garage. The property where we would like to expand is adjacent to our neighbor's new large windowless two car garage. Explain how the need for a variance is based on circumstances that are not a result of a landowner action. The location and value of the property necessitates a two car garage. The previous owner chose to add a vestibule in the garage for entry into the home resulting in reducing the size of the garage. Removing the vestibule without being able to add a proper entry is not feasible. We have not made any alterations to the physical structure of the home since we purchased it in 2013. Golden Valley now requires a two car minimum on new garages, we would like to comply with the two car minimum. Our proposed addition would allow us to reclaim space within the garage area to park a second vehicle. Our cars could both fit in the garage, rather than having one in the garage and one parked in the driveway. Explain how, if granted, the proposed variance will not alter the essential character of your neighborhood and GV as a whole. We believe our planned addition will visually improve the street appearance of our home. We have been working with Willie Anderson of Crown Construction, a professional contractor who has remodeled many homes in the Golden Valley area, and Phillips Garden Landscapers, who have received critical acclaim for a landscaping project on Sweeney Lake. Both companies have developed designs appropriate for mid-century modern ramblers like ours. Upon completion of our proposed addition our autos will both be parked in the garage, not in front of it, 3 a basic standard for improving the character of the neighborhood. The boundary between our property&our neighbor to the north, 1300 Angelo Drive, will be adorned with attractive shrubbery and privacy fencing that will be appealing to us, as homeowners, as well as our neighbors and passersby. The neighbor who owns the adjoining northern property supports our plans for the addition and recognizes it will positively impact her property and the area between our homes. The City requests that you consider all available project options that are permitted by the Zoning Code prior to requesting a variance. The Board of Zoning Appeals will discuss alternative options to seeking variance with you at the public hearing. Please describe alternate ways to do your project that do not require variances to the Zoning Code: We have explored many options that do not require a variance. We do not feel the option of rebuilding the garage and creating a new entry to the allowed 3'6" are cost effective nor will it provide adequate space for garage storage, a powder room, an office or a safer walk way into the home. Given the irregular size of the lot it is not feasible to build another garage on the property. We have also considered rebuilding the garage and adding a second floor to accommodate storage and an office. Lastly, we have even considered tearing the enter house down and starting from scratch to have a two car garage and adequate living space. None of the options mentioned seem as beneficial or cost effective as the addition requiring a variance. We feel the addition we are planning will increase the value of the home and in turn, provide more taxes to the city and county. It will also allow us to remain in our home for years to come as we will be able to park in our garage and enter our home via an entry that is not exposed to elements during the MN winter months. We love our location on Sweeney Lake in Golden Valley, we fee! our request for a variance is legitimate and will enhance our home as well as our neighborhood. 4 � v �` A.�, �;� �� ��: *+, `!t� . �' z ,� '�:� � �.q � ��., �f _ '�� w 1 �. �a� j�; f�t. ♦i� � y "� .� ,T(° K ... � �� ����tlf�.' 1 �YY� :�'� ` �� ���d�. x ' . Mk t .� � ���. a � - -u� a� r`y `�x t ��, x� Y`� .,�i__y �f.. }���� � ' ��4�f � �:,5:���+'��,`� t, .. x. . . ,� , , �c� , , �.; ,. r . . � � ... � ��+.�.• y =�.� � '��. ��J������`�. � *,�' . . •• ,%3 !'.� > �> � ����:1y,� . n y . . . 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The applicant is seeking a variance of 9.75 off the required 10 feet between an accessory structure and a principal structure, as well as a variance from the requirement that all accessory structures must be completely to the rear of the principal structure. The owners recently built a shed on the west side of the home. A City inspector noticed that the new structure did not meet standards in the Zoning Code, so that owners have applied for variances in order to prevent the need to remove and relocate the shed to a compliant location. The shed faces Markay Ridge and is .25 feet from the existing two-stall garage, which it is painted to mimic. The property is a corner lot, on Markay Ridge and Orchard Avenue. The applicant notes that they were unaware of the regulations at the time the shed was built, but there is also limited area for an accessory structure due to regulations on corner lots. Accessory structures must be completely to the behind the home. Accessory structures must not be within 10 feet of another structure. The applicant and City staff worked to determine alternatives. The first option would be to remove the shed and relocate it to a compliant location in the rear yard. A second option would be remove the shed to pour frost footings first and then relocate the shed to a compliant location. With frost footings in place, the applicant can place the shed in the side yard. Without frost footings, but the shed must be in the rear yard and completely behind the home. The third option would be to bolt the shed to the garage, which would make the shed an attached structure and therefore compliant with City Code. The applicant notes that these approaches are expensive. Additionally, the applicant notes that the reason for the attached structure code is to ensure the safety of occupants, but the shed will not have any occupants. The proposal requires a variance from the following section of City Code: Section 11.21, Single Family Zoning District, Subd. 12(A)(1): A detached accessory structure shall be located completely to the rear of the principal structure. The applicant is requesting a variance from the requirement in order to build a detached accessory structure in a location that is not completely to the rear of the principal structure. Section 11.21, Single Family Zoning District, Subd. 12(A)(4): Accessory structures shall be located no less than 10 feet from any principal structure and from any other accessory structure. The applicant is requesting a variance of 9.75 feet off the required separation of 10 feet to a distance of.25 feet between the accessory structure and the principal structure. 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. In considering these four points of examination, staff feels that the existing accessory structure does not constitute a unique circumstance uncaused by the landowner. The landowner stated that he was unaware of the regulations, which is not a unique circumstance. Each landowner is responsible for reviewing all portions of the City Code as it relates to their lots and projects. While maintaining a shed on the lot is a reasonable use of the land, staff finds that there is adequate space to move the shed to the allowable area in the rear yard. The presence of an accessory structure not completely to the rear of the home alters the essential character of the locality. While staff notes that the presence of the corner lot, and two front yards, makes the area in the rear of the home more limited, the existing shed is next to the true front of the home, and visible from the street. This differs from the guidelines that other homeowners have complied with and alters the locality. Staff finds that there are sufficient options to ensure the shed is in compliance, including moving the shed or modifying the shed in order to attach it to the garage. While these options may not be economical, they may be accomplished without a variance. Staff recommends denial of the request for a variance from the requirement that all accessory structures must be completely to the rear of the principal structure. Staff recommends denial of the request for a variance of 9.75 feet off the required 10 feet to a distance of.25 feet between the accessory structure and the principal structure at its closest point. • 4735 5005� l _—Y-���_ 5055 1 —r � l� • 260 22 57 244 4930 4900 �60 asao SubjeCt Property ZZa' as2o 49A0 4810 22 3 7 4855 222 4 4800 224 2223 :a�A •. :,•,1;t; 2223 F 2203 4825 2205 ' 4805 200 2201 2200 2200 2201 27 63 2163 � � " 2155 160 2157 2160 2157 2160 2157 2151 Z�� 2145 144 2743 214i 2143 �. 2148 2143 2141 2142 2135 2131 2135 2132 2136 2135 2131 2134 2117 2120 2121 2075 2091 2117 2120 2100 2107 2iiU 2055 � «�..� 2107 2110 ' • 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 galden PLANNING APPLICATION valle� . . . . - . . - Street address of property in this ap lication�� �f�C��S vl/��.r�� � � c�. . . . • • • Name(indi idual,or corpora�g ntitiy): �;-�1� � /1 ""a�� �� /�� �"� Address: /'�,� � /G�� �! �G����j � ��/ � -a �Z �. ��r�� yZfla.r l�� ��'�- �__ �- '��e Phone number: Email address:,�[ / �� � �v�� ��� f�� ��(,� � �// `a �c�td�(��H��r 1�1'�y`. Authorized Representative(if other#han applicant): Name: Ad d ress: Phone number: Email address: Praperty Owner(if other than applicant): ' Name: Address: Phone number: Email address: • • . • Provide a detailed description of the variance(s)being requested: � P.� C�:.�L���1 M'�-Pr`'�t� �- 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: �'� ��j C'� � �� ��� f Planning � 7800 Golden Valley Road,Goiden Valley,MN 55427-4588 city of 7b3-593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gov � planning@goldenvalleymn.gov golden 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 thaf is�easonable • are based on a problem'that is unique to the property • are not caused by the landowner • do not alter the essential characterof'#he locality To demonstrate how your request wil)comply with Minnesota State Statute 4b2.3g7,please respond to the fallowing questions. Explain the need for your variance request and how it will result in a reasonable use of the property. � t/� i.v��t�� �G'� �'�'1�_. What is unique about your property and how do you feel that it necessitates a variance? �p �V�--� C�'1NtC�..,�.'�- �„�.(�.. c�'`'�`�. Explain how the need for a variance is based on circumstances that are not a result of a landowner action. � � � � , ,c'�.... Ct'��v.��%� G'� Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole. �, `,, , '�?._ l E��G�'"c "S C��� Planning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 city of ' 763-593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gov � planning@goldenvalleymn.gov �olden valley • • • • - . . . - . 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. c� � O �� ��.'1�-�.. • e � � . O Curren#survey of your property,including propased addition'and new proposed building and structure setbacks(a copy of Golden 'Valley's,survey requirements is available upon requesk;application considered incomplete without a current'property survey) D One current 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 additional photographs as needed) O 'Fees$20o application fee for Single-Family Residential,$3oO application fee#or al)other Zoning Districts O Legal descriptian:Exact legal description of the land involved in this application(attach a separate sheet if necessary): . . To the best of my knowledge the statements found in this application are true and correct. I also understand that unless construction of the action applicable to this variance request,if granted,is not taken within one year,the variance expires. I have considered all options afforded to me through the City's Zoning Code and feel there is no alternate way to achieve my objective except to seek a variance to zoning rules and regulations.I give permission for Golden Valley staff,as well as members of the Board of Zoning Appeals,to enter my property before the public hearing to inspect the area affected by this request.Please include printed name,signature,and date for ap- plicant,authorized representative(if other than applicant),or roperty ower(if other than applicant). Name of Applicant(please print): �� �'Y �� � �t y„,� ,, . . f� Signature of Applicant: ,j�'i �`"��� Da�e: � �� r: Autharized'Representative(i�ot�ier th n,applicantj Name(please print): Signature: Date: Property 4wner(if o#her than applicantj Name(please print): Signature: Date: Please note:The City of Gofden 1/alfey will send notice of your variance rec{uest to afl adjoining property owners as wefl as owners of properties directfy across streets or affeys. Your neighbors have the right to address the Board of Zoning Appea(s at your public hearing. You are advised to persona(ly contact your neighbors and expfain your project to them before the pubfic hearing. � This tlocument is available in alternate formats upon a 72-hour request.Please call 763-593-8006(TTY:763-593-3968)to �. make a request. Examples of alternate formats may inclutle large print,electronic,Braitle,audiocassette,etc. PLANNING APPLICATION,ZONING CODE VARIANCE Hyatt Property at 4805 Markay Ridge ATTACHMENT ONE SITE INFORMATION We are requesting two variances from the City Code: Section 11.21, Single Family Zoning District, Subd. 12(A)(1):A detached accessory structure shall be located completely to the rear of the principal structure. We are requesting a variance so we may retain a detached accessory structure in a location that is not completely to the rear of the principal structure, because: 1. We have no usable, unoccupied property which is completely to the rear, 2. The necessity of pouring a 70'sidewalk from the rear of the yard to the driveway would constitute a substantial practical di�culty, 3. Needing to maneuver a snow blower 70'to the driveway constitutes a substantial practical difficulty. Section 11.21, Single Family Zoning District, Subd. 12(A)(4):Accessory structures shall be located no less than ten (10)feet from any principal structure and from any other accessory structure. We are requesting a variance of 9.75 feet from the required separation of 10 feet, to a total distance of three inches between the accessory structure and the principal structure(garage wall)because the 90 foot requirement would result in practical difficulties and visual barriers to at least one neighbor. DETAILED DESCRIPTION/OVERVIEW We are remodeling our home through Silvermark DB this summer.We expressed a desire to improve our outdoor storage capability as part of the project,eliminating the need to store yard machinery/tools/garbage bins adjacent to the garage,fully-exposed.After inspection of the property,our design team and us came to the conclusion that the most practica►location for an external storage structure was immediately adjacent to the garage, allowing the most convenient driveway access,for the snow blower in particular.This location also allows us to conform to the City's written desire that garbage and recycling bins be hidden from street view, since we store the bins inside the shed. We ordered an 8'x12'with 8' max height lean-to shed from Tuff-Shed (photos one and two). It sits on a new concrete slab adjacent to the western garage wall. It is custom-painted to match the house colors. As homeowners we thought(incorrectly as it turns out)the necessary paperwork was filed as part of the whole remodeling project to insure the shed was in conformance with Code.We ordered the shed and it was installed on July 24;we received a letter a few days later indicating we were not in conformance,which came as a surprise to us and precipitated these requests. NEED FOR VARIANCES Without the variances we will be left with nowhere on our lot to store yard machinery and tools in an aesthetically pleasing fashion and in a fashion that allows reasonable use of the property. Replacing the shed complete►y in the rear will require destruction of existing gardens, re-routing of irrigation lines and removal of low-voltage landscape lighting system (see photos three-five). It would also necessitate pouring a long (70 feet plus)concrete sidewalk to allow snow blower access to driveway. UNIQUE FEATURES OF PROPERTY Our corner lot means we don't have much land that would be considered truly a"rear" part of the lot. Nearly all of the rear property, as defined by the City, is covered by mature gardens,trees, plantings, bluestone patio and other area which is not buildable. In addition, much of our property sits on sloping, non-flat land and the flat land we do have is fully planted with trees and ornamentals. LANDOWNER ACTION(S) The facts that we have a corner lot with minimal usable at-rear space, mature trees, gardens, sloping land are all beyond our control, not cause by our action(s). Neither is the fact that for us to have reasonable access to get the snow blower to our driveway necessitates close proximity between the shed and principal structure.This is the practical difficulty of the scenario absent the variances. ESSENTIAL CHARACTER The shed fits well on our property and looks very natural.The neighbors really like it and believe, as do we,that iYs a vast improvement from what we used to have (exposed garbage bins, machinery, stacked chairs, etc).All of our surrounding neighbors we have spoken with have been very supportive of the improvement. None can conceive of a reasonable alternative location.We believe the shed not only preserves the essential character of the neighborhood, it improves the character. ALTERNATIVES Joe Kauth of the City met with us on August 3. He and the President of Silvermark DB concluded that it may be possible to remove the shed from iYs slab, pour footings and bolt the shed to the garage.This may make it an attached structure and possibly in conformance with building code. However,this approach is expensive and seems to undermine the principal reason for an attached structure code;to insure the safety of occupants, of which this shed will have none. ATTACHMENT TWO We filed a new survey with the City prior to remodeling project in Spring,2009. ATTACHMENT THREE Photo one-Shed,from street Photo two-Shed,from west Photo three-Gardens in rear, looking southwest Photo four-Gardens in rear, looking west Photo five-Gardens in rear, looking north towards garage ATTACHMENT FOUR Check enclosed ATTACHMENT FIVE Property Legal description ATTACHMENT SIX Site drawing of property with current shed location noted by X. August 8, 2016 . Fi�� �ti ' �l-��;;: __ �j . /��� c.�. � � . � � 2006 IRC SUlLDING CODE 2007 MINNESOTA BUILDING CODE MINNESOTA ENERGY CODE ZONED: R1 SINGLE FAMILY DWELLING SETBACKS: FRQNT YARD: 35' SIDE YARD: 15' REAR: 20%QF LOT DEPTH GAftAGE AREA: 1000 SF TQTAL,ATTAGHED&DETACHED HEIGHT: 28' LOT COVE�2AGE: 30%MAX. =.30xi8,864 SF=5659 SF NO CHANGE PROPOSED (MPE#2VIOUS SURFACE: 50°/a =.50x11,218 SF=9432 SF NO CHANGE PROPOSED 2. CODE INFORMATION I ``'``�—- """�,.._ SE£SURVEY FOR CIFFIC1Ai. � _. �`,-.,,`_ SITE INFORMATION _._ ._,. 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SITE P�AN SCALE; 1"=30' 3• Wittman, Lisa Subject: FW:Waiver for 4805 Markay Ridge From: lucy feneis Sent: Wednesday, August 17, 2016 7:52 AM To: Goeliner, Emily<EGc�elln�r olcfenva_.____ll�._.mn.�ov> Subject: Waiver for 4805 Markay Ridge Hi Emily, I support Pam and Kirk Hyatt's variance requests because it improves the character of the neighborhood. I live right next doar and it is professionally done and looks like it was always been there. So I completely agree to allow the shed to remain. Please confirm if this is enough or if I need to come to the meeting August 23. Thank you! Lucy A. Feneis Fresh Produce Plus fresh production +graphics daily i,IVE�;IS 9.�'F.Rf3 1 � ' ' �.. 3 � ��. � � _ �,r cr w. -S'���.�. � � kR .� 4 �r � � ' 9 �� � ��� �"�'":;'� � ��'��a�� �. ��° � »� �'�. 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