12-27-16 BZA Agenda Board of Zoning Appeals
Regular Meeting
Tuesday, December 27, 2016
7 pm
7800 Golden Valley Road
Council Chambers
1. Approval of Minutes— November 22, 2016, Regular Meeting
II. The Petition(s) are:
1350 Boone Avenue North (continued item)
Adrian Mov, Applicant
Request: Waiver from Section 11.21, Single Family Zoning District, Subd.
11(A)(3)(c) Side Yard Setback Requirements
• .21 ft. off of the required 4 ft. to a distance of 3.79 ft. at its closest point to the
side yard (north) 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)(c) Side Yard Setback Requirements
• .47 ft. off of the required 8 ft. to a distance of 7.53 ft. at its closest point to the
side yard (south) property line.
Purpose: To allow for the construction of a second story addition.
1509 Alpine Pass
James Rutherford, Applicant
Request: Waiver from Section 11.21, Single Family Zoning District, Subd.
11(A)(3)(b) Front Yard Setback Requirements
• 1.9 ft. off of the required 12.5 ft. to a distance of 10.6 ft. at its closest point to
the north 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(A)(1) FrontYard Setback Requirements
• 2.6 ft. off of the required 35 ft. to a distance of 32.4 ft. at its closest point to
the front yard (east) property line.
Purpose: To allow for the construction of a home addition.
Request: Waiver from Section 11.21, Single Family Zoning District, Subd.
11(A)(3)(b) Front Yard Setback Requirements
• 3.5 ft. off of the required 12.5 ft. to a distance of 9 ft. at its closest point to the
side yard (south) property line.
Purpose: To allow for the construction of a home addition.
8640 Winsdale Street North
Jav Isenberq, Applicant
Request: Waiver from Section 11.21, Single Family Zoning District, Subd.
11(A)(1) Front Yard Setback Requirements
• 11.4 ft. off of the required 35 ft. to a distance of 23.6 ft. at its closest point to
the front yard (south) property line.
Purpose: To allow for the construction of a garage.
III. Other Business
IV. Adjournment
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Minutes of a Regular Meeting of the
Golden Valley Board of Zoning Appeals
November 22, 2016
A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday,
November 22, 2016, at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota.
Vice Chair Maxwell called the meeting to order at 7 pm.
Those present were Members Maxwell, Orenstein, and Planning Commission
Representative Blum. Also present were Associate Planner/Grant Writer Emily Goellner,
Planning Intern Chloe McGuire Brigl, and Administrative Assistant Lisa Wittrt��;n. Members
Nelson and Perich were absent.
I. Approval of Minutes— October 25, 2016, Regular Meeting
MOVED by Orenstein, seconded by Maxwell and rna#ian'carried 2 ta 1 to approve the
October 25, 2016, minutes as submitted. Commissioner Blum abstained.
II. The Petition(s) are:
1350 Boone Avenue North (continued item)
Adrian Mov, Applicant
Request: Waiver frorn Section 11.21, Single Family Zoning District, Subd. 11
(D) Side Wall Articu'latior�
• 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 second story addition with side walls 38'-1" in
length with no articulation.
Purpose: To allow fior the construction of a second story addition.
MQVED by Maxw�ll, seconded by Orenstein and motion carried unanimously to table
the variance request.
113'6 Welcome Circle
Nick & Pam Witucki, Applicants
Request: Waiver from Section 11.21, Single Family Zoning District, Subd.
11(A)(1) Front Yard Setback Requirements
• 9 ft. off of the required 30 ft. to a distance of 21 ft. at its closest point to the
front yard (north) property line.
Minutes of the Golden Valley Board of Zoning Appeals
November 22, 2016
Page 2
Purpose: To allow for the construction of a deck.
McGuire Brigl referred to a survey of the property and explained the applicants' request
to construct a deck in their front yard. She stated that a deck in a front yard can be
located 30 ft. from the front yard property line and that that the applicant is proposing to
construct the deck 21 ft. from the front property line.
McGuire Brigl referred to the applicant's stated unique circumstances which inelude:
the front steps to the home need to be replaced, the home is on a hill with'a tuck under
garage, they want a tiered deck for a safer approach to allow them to wateh their
children in the front yard, and the proposed deck will be low and wc�rr't obstruct views.
Maxwell asked about the buildable area on this lot. McGuire Brigl showed the Baard the
buildable area where a deck could be built without the need for a variance. She added
that the buildable area in the front yard is limited because the house is right at the 35-
foot setback line.
Maxwell asked about the height of the proposed deck. McGuire Brigl said the height
varies because it is a tiered deck, but the first tier wauld be at grade.
Maxwell asked if a variance would be needed for a patio: Gaellner said a patio would
not need a variance but the grade would have tc� b� raised in order to construct a patio.
McGuire Brigl added that a 25 square-for�t landing and stairs would be allowed in the
front setback area without a variance.
Nick Witucki, Applicant, explained that the first tier of the deck would be 5 ft. x 10 ft. in
size and the second tier would be 1'1 ft. x 1:5 ft. in size. He added that the deck would
be located in an area that is already landscaped and would not go beyond that. Maxwell
asked Witucki why they couldn't build a deck in the back yard. Pam Witucki, Applicant,
stated that there is alre�dy a slab` in the back yard. Mr. Witucki stated that three areas
come together in the frant so th�y want to make the front area safer. Mrs. Witucki
added that the front yard is a hill so they can't really do much with it and they would like
to have a deek in the frant yard in order to watch their kids.
Maxwell reiterated that if they installed a patio or pavers instead of a deck they would
not need a variance. Mr. Witucki questioned how pavers would be different than a deck.
Blum asked the applicants to describe the grade of the property. Mr. Witucki referred to
the photos ofi the property and explained the grade of the hill in the front yard. He
reiterated that the proposed deck won't exceed the existing landscaped area. Blum
asked about the grade of the side yards. Witucki said the side yards are flat. Mr.
Witucki stated that the rear yard slants down toward the rear yard property line.
Maxwell opened the public hearing.
Minutes of the Golden Valley Board of Zoning Appeals
November 22, 2016
Page 3
Jenny Dennis, 1133 Welcome Circle, said the applicants are wonderful neighbors and
that the proposed deck would contribute to the feeling of community and neighborhood.
She stated that the subject property is really a corner lot, there is a safety concern with
the traffic, and allowing the proposed deck would contribute to her feeling of safety.
Jerry Savage, 1132 Welcome Circle, said he has no objections to the proposed deck.
He stated that there would still be plenty of room from the deck to the property line, it
won't interfere with his property, and he is sure other neighbors feel the same way. He
said he would be in favor of granting a variance to allow the applicants t�'build th�ir
deck.
Gabriela Eisenberg, 1119 Welcome Avenue North, said she agr�es with Mr. Savage's
comments. She added that the applicants are great neighbors'and will keep the area
beautiful and safe.
Seeing and hearing no one else wishing to comment, Maxweli closed the public
hearing.
Orenstein said this is an unfortunate situation. He said he understands why the
applicants want the proposed deck, but it d�esn'#meet the criteria the Board uses when
considering variances. He said the Board is typically more lenient with proposals in rear
or side yards, but it is harder to grant a variance in the front yard. Blum agreed and
stated that there are other substantial areas on this property to build a deck. He added
that the Board is bound by state statute and doesn't have the discretion to grant a
variance in this case.
Maxwell said he is sympathetic but usually variances are granted for proposals when
there are no other options or an applicant is trying to meet other provisions in the
Zoning Code. He said he understands the applicants' concerns and desire to watch
their kids when they arre in the fronfi yard, but they could build a patio in the front without
a variance.
MOVED by Orenstein, seconded by Blum and motion carried unanimously to deny the
requested variance. ''
6300 Olson Memorial Highway
Golden Vallev Investors, LLC, Applicant
Request: Waiver from Section 11.36, Industrial Zoning District, Subd. 6(A)
Yard Requirements
• City Code requires the front setback (35 feet) to be maintained as a
landscaped green area. An existing bike trail along Douglas has been
constructed and the remaining landscaped area is approximately 20 feet in
width.
Minutes of the Golden Valley Board of Zoning Appeals
November 22, 2016
Page 4
McGuire Brigl explained that the Zoning Code requires the entire front yard setback
area (35 feet) to be maintained as landscaped green area. She stated that the City
obtained additional right-of-way for the Luce Line Trail and for the Douglas Drive
reconstruction project which made the existing front yard landscaping area on this
property become non-conforming. She added that when the City, County, or State
creates or worsens a non-conforming setback, the property owner is entitled as a
matter of right to obtain a variance so the Board must grant this variance request.
Maxwell opened the public the hearing. Seeing and hearing no one wishing to
comment, Maxwell closed the public hearing.
MOVED by Maxwell, seconded by Orenstein and motion carried unanimt�usly to
approve the requested variance.
III. Other Business
No other business was discussed.
IV. Adjournment
The meeting was adjourned at 7:36 pm.
George Maxwell, Chair Lisa Wittman, Administrative Assistant
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Date: December 27, 2016
To: Golden Valley Board of Zoning Appeals
From: Emily Goellner, Associate Planner/Grant Writer
Subject: 1350 Boone Avenue North
Adrian Moy, Applicant
Adrian Moy, owner of the property at 1350 Boone Avenue North, is seeking two variances from
the City Code to build a second story on an existing one-story home. In October, the Board
approved a front yard setback variance to allow the second story to match the setback of the
existing home. The request for a waiver from the articulation requirement was tabled for further
discussion. The applicant has since provided a proposal that includes the required articulation, so
a waiver is no longer requested by the applicant. However, in order to meet the articulation
requirement, the applicant is seeking two variances from the City Code:
__ _ ___ _ __ _ _
Variance Request '' City Code Requirement '
_ _ __ _ _. __ _ _ _
' 1. 0.21 feet off the required 4 feet to a Section 11.21, Single Family Zoning District, Subd. ',
distance of 3.79 feet at its closest 11(A)(3) Side Yard Setback Requirements: The '
'' point to the side yard (north) '' required minimum side yard (north) setback
' property line. ' requirement is 4 feet. '
_ _:
' 2. 0.47 feet off the required 8 feet to a ! Section 11.21, Single Family Zoning District, Subd. ',
distance of 7.53 feet at its closest 11(A)(3) Side Yard Setback Requirements: The
point to the east yard (south) required minimum side yard (south) setback
' property line. ; requirement is 8 feet.
_
__ _ _..._ __
Background
• The lot is approximately 5,400 square feet and zoned for R-1 Single-Family Residential
use.
• The existing home is 5.4 feet from the side (north) property line. The proposed setback on
the north side is 3.79 feet in order to accommodate a cantilever that meets the
articulation requirement.
• The existing home is 9.3 feet from the side (south) property line. The proposed setback on
the south side is 7.53 feet to accommodate a cantilever that meets the articulation
requirement.
• The applicant notes that the house and the lot are relatively small and it limits the
buildable area. In order to meet the articulation requirement for the second story
addition, a variance from side yard setback requirements is required.
• The applicant states that the variance will allow them to improve the value of their home
and grow their family without moving.
• The applicant has explored alternatives to comply with the articulation requirement and
therefore remove the need for side yard setback variances, but it would include a
reduction in the size of the proposed second floor walls to 32 feet. This is not their
preferred option as they would like to utilize the same footprint as the first floor.
Analysis
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:
1. The property owner must propose to use the property in a reasonable manner
The second story addition is permitted by City Code and constitutes a reasonable use of
the property.
2. The landowners' problem must be due to circumstances unique to the property that is
not caused by the landowner
The small size of the lot and the location of the existing home limits the buildable area in
the side yards of the property. In order to meet the articulation requirement, the
applicant is requesting relatively small side yard setback variances. Staff finds that this
circumstance constitutes a practical difficulty not caused by the landowner.
3. And the variance, if granted, must not alter the essential character of the locality
The proposed cantilevers would not alter the es`sential character of the locality since
many homes in this neighborhood do not conform to setback requirements for the R-1
Single Family Residential Zoning District.
Additionally, staff assesses whether other options are available to meet the applicant's need and
do not require a variance. It is staff's opinion that other options have been explored and that this
is the best alternative. Other options require a waiver of the articulation requirement,
articulation inward toward the home rather than outward with a cantilever, or the construction
of a smaller second story. Staff finds it reasonable that the applicant prefers to build a second
story that matches the footprint of the existing home while articulating outward with a
cantilever.
Lastly, staff assesses whether the proposal requests the smallest variance necessary to meet the
applicant's needs. Staff finds that the cantilevers proposed on the north and south side of the
home are as small as possible in order to meet the articulation requirement, which is 2 feet in
depth.
Conclusion
Staff recommends approval of the side yard setback variances.
Recommendation
1. Staff recommends approval of the request for a variance of 0.21 feet off the required 4
feet to a distance of 3.79 feet from the side yard (north) property line.
2. Staff recommends approval of the request for a variance of 0.47 feet off the required 8
feet to a distance of 7.53 feet from the side yard (south) property line.
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Minutes of a Regular Meeting of the
Golden Valley Board of Zoning Appeals
October 25, 2Q16
regular meeting of the Golden V ey Board of Zoning Appeals was held on Tuesday,
Oc , 2016, at City Hall, 780 Golden Valley Road Iden Valley, Minnesota. Chair
Perich calle eeting to order 7 pm.
Those present were Mem a e son, Orenstein, Perich, and Planning
Commission Representative Ba o present were Associate Planner/Grant Writer
Emily Goellner, and Admin' ive ssi Lisa Wittman.
I. Approva inutes— Sep mber 27, 2016, lar Meeting
MOV Nelson, seconded by enstein and motion carried 4 to approve the
S mber 27, 2016, minutes as s mitted. Commissioner Baker abstained.
II. The Petition(s) are:
1350 Boone Avenue North
Adrian Mov, Applicant
Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11
(A)(1) FrontYard Setback Requirements
• 0.8ft. off of the required 35 ft. to a distance of 34.2 ft. at its closest point to the
front yard (west) 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
(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 second story addition with side walls 38'-1" in
length with no articulation.
Purpose: To allow for the construction of a second story addition.
Goellner explained the applicant's request to build a second story addition on the
existing home. The proposal requires variances from the front yard setback
requirements and the articulation requirements. Goellner referred to a survey of the
property and explained that the existing footprint of the house won't change. The
existing house is located 34.2 feet from the front property line at its closest point which
is also the requested variance for the proposed second story. She discussed the
Minutes of the Golden Valley Board of Zoning Appeals
October 25, 2016
Page 2
articulation requirements of the side walls and stated that the applicant would like to
build the second story addition without any articulation.
Goellner noted that the applicant stated that the unique circumstances include the lack
of living space, the desire to grow their family but stay in the same home and
neighborhood, and that it is a reasonable request that will increase their property value.
Goellner stated that staff is recommending approval of the variance from the front yard
setback requirement because the location of the existing home was not caused by the
landowner and that the minimal amount requested would not alter the character of the
locality. She stated that staff is recommending denial of request for no articulation
because there is not a unique circumstance, nor a practical difficulty, the situation is
caused by the landowner, and it will alter the character of the locality.
Baker asked if the fireplace chimney would constitute articulation. Goellner said it would
if it jogged out 2 feet for a distance of 8 feet. Baker asked if a bay window could also
constitute articulation. Goellner said yes.
Nelson asked if installing bay windows would then require variances from the side yard
setback requirements. Goellner stated that bay windows and chimneys are allowed in
the setback area. Maxwell noted that the drawings submitted are from a variance
request 20 years ago and that there were no requirements for articulation back then.
Perich asked when the house was built. Adrian Moy, Applicant, said it was built in 1963.
Moy showed the Board a model of the house with the proposed second story addition
and stated that he appreciates the bay window suggestion. He said their family is
growing and they love the neighborhood and don't want to move. He stated that the
plans submitted are from when his father-in-law received approval to build a second
story addition but didn't end up doing it. He clarified that they are not proposing to build
the fireplace or stair addition shown on the plans and that a "bump in" doesn't feel
natural. Maxwell stated that the articulation can go in or out. Moy said he didn't realize
the 2 feet of articulation could bump out. He added that he thinks a square house with
no articulation would be more aesthetically appealing so he would rather not articulate
the side walls.
Maxwell questioned the unique circumstance in this case that is not caused by the
landowner. Moy stated that the existing house is already 38 feet long and he feels that
is the unique circumstance and that articulation would be outside of what is natural.
Nelson explained that the Board tries to be consistent with the variances they grant.
Maxwell stated that a variance for 1 foot or 1.5 feet of articulation might be an option
instead of no articulation. Baker reiterated that a bay window would not need a
variance. Moy asked if the articulation could be a combined 8 feet. Baker said he thinks
that would be a different variance request. Maxwell agreed and said they'd have to see
a proposed design.
Minutes of the Golden Valley Board of Zoning Appeals
October 25, 2016
Page 3
Moy asked the Board if any of them are against square walls. Baker stated that the
Board is not for or against the proposed design, the Board's job is to enforce the
requirements in the Zoning Code.
Perich opened the public hearing.
Gary Box, former resident of 1350 Boone Avenue North, said he received a variance in
1987 for a second story addition, but he never built it. He said he is disturbed by the
requirement for articulation because the impression of the language in the Zoning Code
is that the articulation can only go inward. Baker stated that a cantilevered space would
count as articulation as well.
Shannon Moy, 1350 Boone Avenue North, asked if there has to be articulation on both
side walls. Maxwell said yes. Mrs. Moy said she is worried about resale because she
thinks articulation would look ridiculous and will hurt the value of their home. Nelson
said she doesn't think adding articulation would hurt the value of their home.
Baker asked if the applicants came back with a variance request of 6 feet of articulation
instead of the required 8 feet, if that is something the Board would consider. Maxwell
said yes. Mrs. Moy said they would have to completely re-do their plans in order to have
a random bump-out. Goellner nated that small side yard variances have also been
granted in order to meet the articulation requirement.
Theresa Reina, 1330 Boone Avenue North, said she would not like her neighbor to put
in a bay window on the side of their house because she would then be looking directly
into their window. She said right now the space between the houses is small and she
thinks it is incorrect to say articulation won't hurt their home's resale value. She
questioned why the Board would want the applicants to have such a large window
looking right at the neighbor. She said she would like to keep the house square
because it wouldn't take away space between the homes that are already close
together. She questioned if the required bump-out could be in the front instead. Nelson
stated that there are no articulation requirements for front walls.
Michelle Trafas, 1619 Aquila Avenue North, said she used to live in southwest
Minneapolis where the houses were similar to this area and one of the reasons they
moved to Golden Valley is because people in her former neighborhood were expanding
their houses upward and the variances they received to do that made them odd and
aesthetically unpleasing. Also, a chimney bump out or a bay window bump out looks
odd. She stated that a square house amongst others is aesthetically pleasing.
Goellner referred to the plans submitted and noted that they show a staircase bump out
and a chimney bump out, which if made wider would meet the articulation requirements.
She said there appears to be enough room on the lot to add something that will meet
the articulation requirement without the need for a variance from the side yard setback
requirements.
Mr. Box asked if articulation in the middle of the side walls would work. Goellner
explained that in order to not require a variance the articulation would have to be 8 feet
Minutes of the Golden Valley Board of Zoning Appeals
October 25, 2016
Page 4
in length. Box asked if the bump out could include a closet or a bathroom. Maxwell said
yes, and added that a different proposal could be submitted asking for a smaller
articulation as well.
Seeing and hearing no one else wishing to comment, Perich closed the public hearing.
MOVED by Orenstein, seconded by Maxwell and motion carried unanimously to
approve the variance request for 0.8 ft. off of the required 35 ft. to a distance of 34.2 ft.
at its closest point to the front yard (west) property line to allow for the construction of a
second story addition.
Perich said he looks at the existing house as a square that was not caused by the
current landowner. He said he thinks it is weird to bump out the second floor and not
the first floor. He added that there are a lot of options the applicant could explore, but
he thinks the requested variances meet the criteria the Board uses when considering
variance proposals.
Nelson said she is struggling with the criteria regarding the need for a variance not
being caused by the landowner. She said she feels that the applicants need to explore
other options and explained that this is a large variance request and that the Board
needs to be consistent with what the Zoning Code says. Perich asked if the Board has
been consistent with second floor variances. Maxwell said yes. He said they have
granted smaller variances in the past, but agreed that this a large variance request
without submitting plans to review. He stated that applicants usually try to explain why
they can't meet the Zoning Code requirements or they show other options they've
considered.
Baker said he understands the articulation requirements because there are a lot of
situations in the City that have the opportunity for long, straight walls that are not
aesthetically pleasing. He added that when done right, it can be aesthetically pleasing
to have articulation and he thinks it's a good rule to adhere to.
Maxwell explained to the applicant that they could table their request in order to explore
other options. Mr. Moy said he would like to table their request. Mrs. Moy stated that
their original plans had bump-outs for the stairs and the chimney but they were told by
the City that they could not have them because they would be too close to the side yard
property lines. Goellner stated that if the bump-outs were too close the side yard
property lines then they would probably need variances from the side yard setback
requirement. Mrs. Moy said she was confused as to why she wasn't told any of this.
MOVED by Maxwell, seconded by Perich and motion carried unanimously to table the
variance request regarding articulation to the November 22, 2016, Board of Zoning
Appeals meeting.
CLARK ENGINEERING COMPANY ❑ 2815 WAYZATA BOULEVARD ❑ MINNEAPOLIS,MINN.55405 [❑ (612) 374-4740
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�
, Planning � 7800 Golden Valley Road,Golden Vailey,MN 55427-4588 city of
763-593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gov � planning@goldenvalleymn.gov �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(andowner
• do not alter the essential character of the locality
To demonstrate how your request will comply with Minnesota State Statute qb2.357,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.
�-�„� a�,���,�. � ��. ��'�'��c�- ���� �e. ucc�� 's� �°
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U�- ��" �-�°�r" c�C.Z. � �,X�M�� �rJSe l��t�U��.. � ��e�:c. a��1 .
What is unique about your property and how do you feel that it necessitates a variance? �
�� �'n�.� W'�S G=-�,�`�..�e>r-�-� �:�. �� `��,e.. c��+�� �.
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ru� �J
Explain how the need for a variance is based on circumstances that are not a result of a landowner action.
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Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole.
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a � � a, e�- � �"
y 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.
,,.:�y�t�,� ��. a—�` ��� �1�,�-�- a�- �g ` � ��y �2-.`
_ ��'`�'�� �`- ���- �' � �.� ���.�a�-� .�,� ��"'� �,,,�,�-
s�.���. �� �,e �,� �t�-
• e • . .
O Current survey of your property,including proposed addition and new proposed building and structure setbacks(a copy of Golden
Valley's survey requirements is available upon request;application considered incomplete without a current property survey)
O One curren#color photograph of the area affected by the proposed variance(attach a printed photograph to this appHcation or
emai)a digital image to planning�a goldenvalleymn.gov;submit additional photographs as needed)
O Feee$2oo application fee for Single-Family Residential,$30o application fee for all other Zoning Districts
O Lega)descriplion: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 property ower(if other than applicant).
Name of Applicant(please print): r � ��
Signature of Applicant: Date•
Aulhorized Representative(if other than applicant)
Name(please print):
Signature• Date•
Property Owner(if other than applicant)
Name(please print):
Signature• Dale•
Please nofe:The City of Golden 1/alley will send nofice of your variance requesf to aIl adjoining property owners as well as owners of
properties direct(y across streets or al(eys. Your neighbors have the right to address the Board of Zoning Appea(s at your public hearing.
You are advised to personally contact your neighbors and explain your project to them before the pu6lic hearing.
� This document is available in alternate formats upon a 72-hour request.Please call 763-593-8006(TTY:763-593-3968)to �
make a request. Examples of alternate formats may include large print,eledronic,Braille,audiocassette,etc.
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763-593-8Ci95/7+�3-�93-81 C}9{fax}
Date: December 27, 2016
To: Golden Valley Board of Zoning Appeals
From: Emily Goellner, Associate Planner/Grant Writer
Subject: 1509 Alpine Pass
Gary Rutherford, Applicant
Introduction
Gary Rutherford, father of the owner of the property at 1509 Alpine Pass, is seeking three
variances from the City Code to build a second garage stall, a master bedroom and bathroom
addition, and a porch addition on a single family home. The applicant is seeking the following
variances from City Code:
' Variance Request City Code Requirement
, __ . . _ . _. ._ _�___ _ __ _,. . _,__ _.. ._.
1. 1.9 feet off the required 12.5 feet to ; Section 11.21, Single Family Zoning District, Subd. !
a distance of 10.6 feet at its closest � 11(A)(3) Side Yard Setback Requirements: The
point to the side yard (north) required minimum side yard (north) setback
��'�� property line. ' requirement is 12.5 feet. �
2. 2.6�feet off the�required 35 feet to a Se�� �� � ., m......._...._____.._ ��.._. . _ _. __..__._ __�...
ction 11.21, Single Family Zoning District, Subd.
' distance of 32.4 feet at its closest ; 11(A)(1) Front Yard Setback Requirements: The
' point to the front yard (east) ; required minimum front yard (east) setback
property line. �= requirement is 35 feet.
__ _ _... � ......... _. ;
3. 3.5 feet off the required 12.5 feet to � Section 11.21, Single Family Zoning District, Subd.
' a distance of 9 feet at its closest ' 11(A)(3) Side Yard Setback Requirements: The
' point to the side yard (south) required minimum side yard (south) setback ;
property line. ° requirement is 12.5 feet.
__ __ _ _ _ __ _ ;
Background
• The lot is approximately 8,700 square feet and zoned for R-1 Single-Family Residential
use.
• The applicant proposes to build the second garage stall on the basement level of the
home with the master bedroom and bathroom addition above it. There are no additions
planned for the second level of the home.
• The existing home is 26.3 feet from the side (north) property line. The proposed setback
on the north side is 10.6 feet in order to accommodate a second garage stall and a master
bedroom and bathroom addition.
• The existing home is 32.4 feet from the front (east) property line. The proposed setback in
the front yard is 32.4 feet in order to accommodate a second garage stall and master
bedroom and bathroom addition.
• The existing garage is approximately 26 feet long and 12 feet wide, totaling approximately
312 square feet. The proposed garage addition is 25.7 feet long and 14.7 feet wide,
bringing the proposed total of the two-stall garage to approximately 690 square feet. The
standard size for a two-stall garage is 24 feet long and 24 feet wide, totaling 576 square
feet.
• The existing home is 12.5 feet from the side (south) property line. The proposed setback
on the south side is 9 feet to accommodate an addition to the existing three-season
porch, which the applicant plans to convert to an office.
• The existing three-season porch is 10.5 feet long and 12 feet wide, totaling 120 square
feet. The proposed addition is 7 feet long and 12 feet wide, which would be converted to
an office totaling 204 square feet.
• The applicant notes that the home was built with a relatively small, one-stall, tuck-under
garage.
• The applicant states that the property has steep topography and drainage issues caused
by the roots of an oak tree near the staircase on the north side of the home. The oak tree
and staircase would be removed in order to build the second garage stall and master
bedroom and bathroom addition.
Analysis
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:
1. The property owner must propose to use the property in a reasonable manner
The second garage and additional living spaces are permitted uses by City Code and
constitute a reasonable use of the property.
2. The landowners' problem must be due to circumstances unique to the property that is
not caused by the landowner
The home was built within the allowable front yard setback, so the addition of a second
garage stall requires a variance from the front yard setback requirements. Staff finds that
this circumstance constitutes a practical difficulty not caused by the landowner.
However, the additions proposed by the landowner could be made smaller in order to
conform to side yard setback requirements. By reducing the footprint of the addition
proposed on the north side of the lot, the applicant could still build a reasonably sized
garage and master bedroom by reducing the addition to 12.8 feet wide instead of the
proposed 14.7 feet wide.
The existing three-season porch is a reasonably sized room if converted to an office. It is
10.5 feet long and 12 feet deep. Staff finds that the existing size of the room does not
constitute a practical difficulty that necessitates a variance to the side yard setback
requirement.
3. And the variance, if granted, must not alter the essential character of the locality
The proposed additions would not alter the essential character of the locality since many
homes in this neighborhood do not conform to setback requirements for the R-1 Single
Family Residential Zoning District.
Additionally, staff assesses whether other options are available to meet the applicant's need and
do not require a variance. Staff finds that other options are available that meet side yard setback
requirements while still allowing reasonably sized additions to the home.
Lastly, staff assesses whether the proposal requests the smallest variance necessary to meet the
applicant's needs. Staff finds that the additions to the north and south side of the home could be
reduced in order to meet side yard setback requirements.
Conclusion
Staff recommends approval of the front yard setback variance, but recommends denial of the
side yard setback variances.
Recommendation
1. Staff recommends denial of the request for a variance of 1.9 feet off the required 12.5
feet to a distance of 10.6 feet from the side yard (north) property line. Denial of this
request would still permit a garage addition of 12.6 feet in width, rather than the
proposed width of 14.7 feet.
2. Staff recommends appraval of the request for a variance of 2.6 feet off the required 35
feet to a distance of 32.4 feet from the front yard (east) property line. This variance allows
the second garage stall and master bedroom addition to be built along the existing front
plane of the home.
3. Staff recommends denial of the request for a variance of 3.5 feet off the required 12.5
feet to a distance of 9 feet from the side yard (south) property line. Denial of this request
would still permit the conversion of the three-season porch to a heated space for use as
an office.
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Nov 23, 2016
Emily Goeliner, Associate Planner 763 593 3979
City of Goiden Valley
7800 Golden Vailey Road Golden Valley, MN 55427
Ref: Building Permit for 1509 Alpine Pass,Golden Valley MN 55416
Property Owners: James and Mandy Rutherford,763 443 0950 cell
Dear Emily,
We are learning what buying a 1940's home reatly means. To the North a very old/big oak has
forced the exterior concrete stair case up about 4", breaking it away from the garage wall and causing
rain and melt water to leak into the garage. Second,the single car garage is becoming more of an issue
than originally thought. They need a second stall on the garage for the two cars they have,especially in
winter. To enlarge the garage the oak and a pine tree need to be removed. They can then build a single
garage/driveway,with a reasonably nice master bedroom and bath above it. There is only a guest bath
on the main floor with no bedroom. On the second floor there are two bedrooms separated by a bath.
He does not intend to build above the new master bedroom.
To the South,a small"sun room"was originally built. This 10'X12'unheated room,with an
entrance door to the SE and the back of the living room fireplace running inside the room, is too small
and basically unusable most of the year. Yet with a minor addition of 7'and some HVAC,the room could
make a great office. As lames works from home,this would make a great deal of difference in how he
can use the very limited space available in the home. The furnace is old and low efficiency. With the
addition,we would like to install a new high efficiency furnace with ductwork to the additions.
We would very much appreciate your advice on how to satisfy your requirements and still fulfill
the room required to make this all work. Even with the increase in size,the main floor will only be about
1664 Sq. Ft. It is only 1202 Sq. Ft. now. The total addition is approximately 462 Sq. Ft.
Thank you in ad nce for your advice and help.
_i'
Gary RutherFo , Father of James �
8449 Rice Lak Rd. Maple Grove MN,55369
701866 3673
rd10@cox.net
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Jnb Num6er. 8167
SCHOBORG �hareby certify thot this certiTicote of swvey wos
prepored by me oi uader my direct superviaion ond Book/Poge: LL
thaf 1 om a du/y Regisfered Land Surveyvr under tNe
LA D SERVICES ��ws of the e o/Minnesota. Su�vey Date: 4/5/16
Drowing Name: rutherford.dwg
'N�j. Drown 6y. DMS
Paul B. Schobwg � Revisiorts:
763-972-322J 899J Co. Rd. 13 SE' Date: A/��f'c�'C /9 ZO�G Registrotiat No. 74700
www.SchoborqLanC.com DeJono, MN 5532B
PlBnning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 ���'���: '"�
763-593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gov ( planning@goldenvaileymn.gov �7Q�(�e�
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PLANNI �IG ApPLIC�TION
• . . . • . . -
Street address of property in this application: ��,f �f�� ���/�
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Name(individ or corporate entitiy):
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Address:
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Phone number: Email dress:
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Authorized Representative(if other than applicant):
Name:
Address:
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Property Owner(if other than applicant):
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Phone number: Email address:
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Provide a detailed description of the variance(s)being requested: � ��E-��a
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Provide a detailed description of need for a variance from the Zoning Code,including description of building(s),description of proposed
addition(s),and description of proposed alteration(s)to proper ,f� �;����/��"����p�����
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Planning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 city of��-: <�,��
� 763-593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gov � planning@go�denvalleymn.gov Q'Q�(,�en
�' V�.���y
• • • • ' . . ' . - •
Minnesota State Statue q62.357 requires that a property exhibit"practical difFiculties'in order for a variance to be considered.Prectical
difficulties:
• result in a use that is reasonable
• are based on a problem that is unique to the property
• are not cawsed 6y the landowner
• do not alter the essential character of the locality
To demonstrate how your request will comply with Minnesota State Statute 4b2•357,please respond to the following questions.
Explain the need for your variance request a how it will iesult in a reasonable use of the property. s
�-�1� c��-,� -�� ��l��t s� �.j FT1/I�C� ��� eo��RE7"��'7"�/� GfI'
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What is unique about your property and how do you feel that it necessitates a variance? � ��, S. ��
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Explain how the need for a variance is based on circumstances that are not a result of a landowner action. �r�
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Explain how,if granted,the proposed variance wilf not alter the essential character of your neighborhood and Golden Valley as a whole.
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763-593-8095 � TTY:763-593-3968 � www.goldenvaileymn.gov � planning@goldenvalleymn.gov g°Zdva.11e
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• • • • - . . - . - .
The City requests that you consider all available project options permitted by the Zoning Code before requestin�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. � �� ��f��.,,^ ��'�'�� � S
!�
(�p/SS l���%/1/� Z"��" I��S'S°��i LI ?I�'S� ��� � ` L d � � �-��
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'T�f� -,��- /�l�L,C s �('Q/�'i /l� �-�Gr� t�(�lyJ�� `��pl�S
�T�L�r� ��L�c��,� !� �Ylf�rl�L1� �� ����7�
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��`Current survey of your property,including proposed addition and new proposed building and structure setbacks(a copy of Golden
/Valley's survey requirements is available upon request;application considered incomplete without a current property survey)
[�" 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@goldernalleymn.gov;submit additionel photographs as needed)
L�I Fee:$20o application fee for Single-Family Residential,$30o application fee for all other Zoning Districts
�' Legal descriptioh:Exact(egal description of the land involved in this appfication(attach a separa#e sheet if nec�ssary):
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 a�d 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 prin!):
Signature of Applicant: Date: � �-��
Authorized Representative(if other than applicant)
Name(please pri � �� d�
Signature: Date• I� � �
Property Owner(if ther than applicant)
� Name(please prin!)-
Signature: Date� � Z
please note:The City of Golden Va(ley will send notice of your variance request to aff adjoining property owners as wel(as owners of
properties drrectly across streets or a(leys. Your neighbors have the right to address the Board of 2oning Appeals at your public hearing.
You are advised fo persona!!y contacf your neighbors and explain your project to them before the public hearing.
� This document is avaitable in alternate formats upon a 72-hour request.Please call 763-593-8006(TTY:763-593-3968)to �
make a request. Examples of alternate formats may include large print,electronic,Braille,audiocassette,etc.
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Date: December 27, 2016
To: Golden Valley Board of Zoning Appeals
From: Emily Goellner, Associate Planner/Grant Writer
Subject: 8640 Winsdale Street
Jay Isenberg, Applicant
Introduction
Jay Isenberg, owner of the property at 8640 Winsdale Street, is seeking a variance from the City
Code to replace an existing car port with a two-car garage on a single family home. The applicant
is seeking the following variance from City Code:
__ _ _ _ _ _
Variance Request City Code Requirement '
_�_ . _. _ ___ --- ����� 11�A�1 �Front Ya d�S tbac�k Re�uirem�ents:�Th�bd.
11.4 feet off the required 35 feet to a g
': distance of 23.6 feet at its closest point � �� � a e
to the front (south) property line. ` required minimum front yard (south) setback
requirement is 35 feet.
Background
• The lot at 8640 Winsdale Street is zoned as R-1 Single Family Residential.
• The existing home is 35 feet from the front (south) property line.
• An existing one-stall car port would be replaced by the proposed two-stall garage. The
existing car port is 12 feet deep and 18 feet wide. This car port is unique in that it is only
12 feet deep, so a car is not completely covered unless it is parked parallel to the home.
• The proposed garage would be 24 feet deep and 24 feet wide, which is a typical size for a
two-stall garage.
• The applicant states that the property is unique in that the existing car port was built to
accommodate one car rather than two and that a garage would better accommodate the
storage of vehicle and other items year-round.
• The applicant notes that the existing home was built up to the allowable setback line, so a
variance to the front yard setback is necessary in order to add another stall.
• The applicant is proposing other additions to the home that do not require variances.
Analysis
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:
1. The property owner must propose to use the property in a reasonable manner
The proposed two-stall garage constitutes a reasonable use of the property.
2. The landowners' problem must be due to circumstances unique to the property that is
not caused by the landowner
The existing home was built in 1958 with a one-stall carport that was built 35 feet from
the front yard (south) property line. In order to accommodate a second stall, a variance to
the front yard setback is required.
3. And the variance, if granted, must not alter the essential character of the locality
The proposed 576 square foot garage would not alter the character of the locality, as
other homes in the area have two stall garages of this size. While the required front yard
setback is 35 feet from the property line, there are several homes in this area that do not
conform to this dimension. The proposal would not alter the essential character of the
locality.
Additionally, staff assesses whether other options are available to meet the applicant's need and
do not require a variance. The applicant has demonstrated that three other options were
considered but would require other variances or an additional driveway.
Lastly, staff assesses whether the proposal requests the smallest variance necessary to meet the
applicant's needs. Some applicants, when faced with space constraints on a lot, will build a
garage that is as small as 20 feet deep by 20 feet wide. The applicant is proposing a garage that is
24 feet deep by 24 feet wide. If the Board wishes to lessen the visual impact that the proposed
garage could have on the locality, staff suggests amending the variance to allow a slightly smaller
garage.
Conclusion
The request meets all points of examination required for a variance.
Recommendation
Staff recommends approval of the request for a variance of 11.4 feet off the required 35 feet to a
distance of 23.6 feet from the front yard (south) property line.
If the Board wishes to lessen the visual impact that the proposed garage could have on the
locality, staff suggests amending the variance to allow a garage that is 20 feet deep by 2Q feet
wide. This would require a variance of 7.4 feet off the required 35 feet to a distance of 27.6 feet
from the front yard (south) property line. If the Board wishes grant a variance for a garage of a
different size, staff can assist with that calculation.
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�lanning � 78QQ G�alden Val(�y Road,GoEden Valley,MN 55427-4588 c:ity c�f
763-593-8095 j 'i'TY:763-593-3968 � www.galdenvalleymn.gov � planning�goldenvalieynln.gov �����
�a�Ie�
• • • • - . . -
Street address of property in this application:
(,� `��o �✓!►�5 �.a-�.� sT�� �1�
. • • . • .
Name(individual,or corporate entitiy):
..._1�►- ��'N �j c-R-�---
Address: ��O�r w� � �2�. � � � I�/ ` � `' ! I �
? l��'/ � l NaR�/'� �S �.
Phone number: /�. �2 , ��p� � 3 2 �,..1 Email address:
Ul 1 + I Sl��?►�6�`l G—�2CilkS�G(P�`t��' �W�-
J�utharized Representative(if ather than a�plicant); '
Name: L��AA�.�,
/ �v���•n
Address:
Phone number: Emai) address:
Pi-operty Owner(if c�ther than applicant):
Name: C k�{�
J C/
Address:
Phone number: Email address:
• • •
Provide a detailed description of the variance(s)being requested:
��, P���►►��-
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:
S�" a-���1�t'"�' ►
�
�I�rsning � 7800 GQiden Valley Road,Golden Valley,MN SS427-4588 c:rt���`f
763-593-8095 � TTY:763-593-3968 1 www.goldenvalleymn.gov � planning@gc�lcienvalieynin.gav ������
�a11ey
• . . . - . . . - .
Minnesota State Statue'qb2.357 requires that a�rropehty exhibit"practical dif'ficulties"in order for a uari�n�e to be cons�dered:Practical'
difficulties:
• result in a use that is reason�ble '
• are bassd on a prablem that is unique to t1�e property
� are nat caused by tMe landawner
• do nc�#alter the essen#ial character of the ic�cality',
Ta dernonsEcate how your request will cnmply wiEM Minnesota 5tate Statuke 462.��7,:pl�ase respond ta the f�l�cawing que�stions. '
Explain the need for your variance request and how it will result in a reasonable use of the property.
5�� �c�—��tn��'
What is unique about your property and how do you feel that it necessitates a variance?
S�� (�1,��
Explain how the need for a variance is based on circumstances that are not a result of a landowner action.
��� �c,—C��}r��—
Explain how,if granted,the proposed variance will not alter the essentia) character of your neighborhood and Golden Valley as a whole.
J� IV��
!
i�lanning ! 780�G�lden ValEey Road,Galden Valley,MN 55427-4588 citV c��
763-593-8095 � TTY:763-593-3968 � wwuv.goldenvalfeyenn.gov � planning@goldenvalleyrr�n.gov (�����
Va�ley
. . . . - . . . - .
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.
Sc,� ��1���.��"
• � • . .
C1 Current survey of ynur property, including pra��rs�d addition and new proposed building an�structiare se�backs(�copy af Cc�lden
Ualley's sur�rey requirements is available upon request;application consicfered fnccamplete wit�ic�ut a curr�nt prc�perty survey�
O One'current sol�rr Rhatograph Rf the area affeeted by the proposed variance(attach a'�rinted phcstc�gra�h tr�this applicatis�n or
em�il a digital image tc�planrring@goldenvalleymn.gov;su�mit additional'ph��ographs�s needed)
0 Fee:$20o ap�rlicatian fee for 5�ngle��amily Resid�ntial,$3t3C�applieation fee far�ll c�th�r�oning C7istricts
C7 Le�al descrip{ion:Exact legal descripti+�n'of th�land involved in`�his application(attaeh a s��arate she�t if.n��essaryj;
. •
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): �i
SignatureofApplicant: Date: �2� br `�
duthcrized Repr�sen#ative(if' ther t an applicar�t)'
Name(please print):
Signature: Date:
Properky�wner(i#ather khan applicant}
Name(please print):
Signature: Date:
Please note:The City of Gofden Ualley will send notice of your variance request to all ac(joining property owners as well as owners of
properties directly across streets or alleys. Your neighbors have the right to address the Board of Zoning Appea(s 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 available in alternate formats upon a 72-hour request.'Please call 763-593-8006(TTY:763-593-3968)to
�
make a request. Examples of alternate formats may include large print,electronic,Braille,autliocassette,etc. ' �
ATTACHMENT:
Variance Application for 8640�nsdafe Street N.
Applicant: Jay H Isenberg, 612-799-3217
Date: December 5, 2016
Site lnformation
Provide a detailed de.scription of the variance(s)being nequested:
Applicant is applying for a variance for a reduction of the front yard setback from 35 feet to 23'-8" in order
to convert the current shallaw carpart condition into a standard attached and enclosed two car garage.
The setback request applies only to the proposed garage conversion and not to other proposed additions
to the property.
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 alterations(s) to
�e property:
Applicant has recently purchased this HUD property and is planning to rehab and improve the entire
interior of the existing split level 1958 home, build a two story addition (studio/family room on main fevel
with master bedroam and bath on upper level), add a screened porch and convert the existing 12 foot
deep carport into a traditiona124 x 24 type-2 car attached garage.
Explain the need for your variance request and how it wil/resu/t in a�asonable use of the
property.
The front yard setback variance is required in order to convert the current 12 foot deep x 18 foot wide
open carport (build on the cuRent front yard setback line) into a functional fin+o car attached garage
accessed from the existing curb cut and driveway off Winsdale Street. The most logical, functional and
reasonable approach to provide an attached garage for the property is to extend the carport forward
toward Winsdale,widen the width to the side yard (within current side yard setback), enclose the structure
and add an interior garage door into the existing home's main entry.
What is unique about your property and how do you fee/that it necessitates a variance?
As mentioned, the current home was built with an open 12 x 18 ft carport which is hardly a suitable
condition for a year round occupied Minnesota home. The carport is located adjacent to the main entry of
the home, so any conversion to an attached garage would necessitate maintaining that condition without
having to radically alter the design of the interior of the home and its current funcfionality.
Explain how the need foi a variance is based on circumstances that are not a result of a
landowner action.
The current home was designed in 1958 with its address, front door, floor plan and the carport, curb cut
and driveway facing south off Wlnsdate Street. Maintaining this orientation for the proposed attached
garage is reasonable and the most efFective/best use of the property as designed. See proposed
attached plans for the entire scope of the project.
Explain how,if granted, the proposed variance will not alter the essential character of your
neighborhood and Golden Val/ey as a who%.
Most homes(new and older) in the neighborhood and in Golden Valley are designed with an attached finro
or three car garage. While there are a few other homes in the immediate neighbofiood with carports that
were built in the same era, these are aberrations.A typical home has an attached garage off their
driveway facing the front yard, especially on sites that are oriented length-wise as is this property.
It the intention of the applicant to relocate from their current home in Minneapolis to this newly remodeled
property and to update and upgrade the home and property to its fu8 potentiat consistent with the scale,
quality and character of Golden Valley homes.
P/ease describe altemate ways to do your project that do not r�equir+e variances from the Zoning
Code.
The applicant is a licensed and practicing architec#and has looked at other ways to provide an attached
garage to the home that would not require a variance.
Option#1: Building the new garage to the east of the existing carport would necessitate a side yard
setback variance request and ptace the eastem edge of the garage 7-8 feet from the neighbor's property
line. In addition, the main entry of the house would be far from the garage, the current carport would
have to be conve�ted into a new use that would be costly and beyond the budget or plans for the project.
Also, the existing concrete driveway would have to be extended and expanded, again beyond the
available budget. The design for such a project would result in a house that runs almost the entire length
of available east/west setbacks and be overwhelmingly long for the site and expected use.
Option#2: Extend the carport deeper toward the north leaving the front of the new garage in its current
location and within the front yard setback. If only this could workl Unfortunately, the home is a split tevel
with the garage floor level falling befinreen the immediately adjacent lower and upper levels, so extending
the garage in this direction would be impossible without removing and relocating the lower level utility
room and that upper bedroom.
Option#3: Build an enfirely new garage to the west side of the property with a new curb cut and long
driveway off Boone Ave. There are a number of problems with this option including the need to revise
entirely the current flow of the home with a new access into the home from the west. This would result in
an inefficient, costly and enkirely inappropriate redesign of the home.
In addition, one of the main amenities of the site and why we chose it is the privacy and westem
orientation to the existing trees and nature provided by the Generaf Mitls Research Center site and its
nature trails. To build a garage on that side of the property would not only imperil that condition, but
necessitate removing a number of existing mature trees while covering grass and plantings with a hard
concrete driveway.
Current Survey: See attached provided by Planner
Current Photo: See attached
Fee: Paid
Legal Description: Lot 11, Block 3, "Glenwood View", Hennepin County, Minnesota
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