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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 i his dacuinent is available in alternate fiormats upan a 72-hoa�r request. Please call � 763-593-8006{T7Y: 763-593-3968}to make a rcquist, Exampl�s of altcrnate forma#s may include large print,electronic, Braille,7udiocassetfie,etc, 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 ���� �� �°'' � Physica� Develop�nent I�epa�rtme�xt ���-sss-sc��s i��s�-���-s�o�c���� 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. a 1416� � 1401 ? ,;(�.� i,i.8; . P" 1412 ! ..� .. �. �' ( � 1340 `� i `~ Subject Property o 'z L 1361 i �Y 1354 1350 7355 133 5 7320 1346 ��� 1315 t330 1309 1320 1307 8542 _ 8540 86�6 �� ^. ' �<. ; , ♦* � 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 � ''.:: Z N 88°11'S5"E 134.55 0.5 � 0.4 2� ,� � ._ � 5.4 _ Wap ----._�.'4-�-_--- . � 38.1 � m 7 m �:.._ _ Q ; � ONE STORY � � z x N W0./FRAMS MOl75EN 14 � lJ.� � 34_p gg,� CHA1N UA1K FENCE p Z 0 -- --- � � . Z � 0.5 N � ��" � oa o.� ---- � 5 88°11'26"W 136.(0'7 . . ,,, . ,.: SCAi.E:, 1" = 30' � • Denotes iron monument found o Denotes iron monument set � Orientation of this bear�ng system is as.sumed. This survey was Completed with.out the benefit of an abstract or title opinion. AREA: 5,422 square feet or 0.124 Ac, DESCRIPTION: Lot , ock 6, GLENWOOD VIEW , I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Registered Land Surveyor under the laws of the State of Minnesota. Reg. No. G" Z Date���_���C� n . a ee, . DATE Aug., 19HC SHEET Certificate of survey for NUMeER DRAWN PEnr GARY W. BOX 1 8686 1350 Boone Ave. N., Golden Valley, MN oF1 sHTs. � 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 PL.ANNING APPLICATION valley . . . . - . . - Street address of property in this application: , � �� �n�e ve- .?� . C� ��,� 1fa, e � ���.�- . .. • • • Name(individual,or corporate entitiy): � �� - Address:� �- J" ' V l� V�Lt.�(.' � � � �> Phone number: Ema' address: C� i.�..-��- ��� a��� P-'l�w���� - CUP� 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: � �. ����� a.�. a ���� c�,�� � ��,� �,���. �� ���- � �, %—Civ�� C S �!J ��.G` e .�. i..�r�J � �t� `� !'`�'���.. � �C'�C� �� � S'�� ;,�ti�o�� .�1��5�n� `�� �. �c.�i� o� �e, 1p� ��� � • ���.� � �� � 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: :�.e. ���� C.��e �-���cs �.� �e.�.. �� un. 1�.��:-�. I�.n��s--� �.�e� �s � ��� �n- �.�� � �, 1�c,-� s�e� o� ��..e t,��"'� � °� � lp�o� ��- Ca.r�. w d: �nn. ���. a��-- �- �e�.� �� � � �e� 1e� � _ �- �ce�= - �,�,��-`a�� eu�.e� � , ��-- an��" �- +�m-�� ���.c� a� ��..e �c�. ��- � ,,��� C��� I��l �s �i,� ��S�c.�� .L«.r�... :'i�c�v� ��� �� �,�� �, c�`�-► �-1�' �� ����.r �� ��ac�- �ti .�,� an. � � , 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� �° � � � c�.�,�c� � �C.e ��� �o� ����,. `,A, �.�..��u.� i�.��e. � Q . � ,�- �e,-�� U p • ��.p�� �,�- �' , cS� f�le►-�`�.e�-e�+— �-�-e � � � � �-� �-�- � ,� �C.. � ��- �-�e. �. � � ..� �,n�- P r�.x.. �{�;� �/�e � ,� � 5 _ 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��+�� �. � �/o��,n�� �r�S M.�e_ '��n. I���— � ��,�e � ����� s' n.d`�- � � � � c-��� .��t�. �-��L�s e.✓ � � �� �e, �.c�o,s-$. �a 4�S_r ' �� ��� � l `:�� v `�„\ �P�� ��. �4 V��� `++ � R�_ l.� �.•.w `.� .,�r� i�..s �s v � �, `�i�c �����.- Va���. � �� �,an�., c��;. �I��j��°w ru� �J Explain how the need for a variance is based on circumstances that are not a result of a landowner action. '�,`�lj `�� ��S� G� �U"'�21�" QC.�l�C�/1. r a t��` �tl`�-o` ��.� • � ' � �Jl. . � �. �� � �,,A,1,� � `(r�.)�... ���'�,. ��-� u�.�. �.n� ,�.y�. � � j ( = c� �t��c' �� � l�'��/e- , �Ll�'�--- t,����� � �'�.-lU�a��-, v�/� c� , `� , �� �-�(��-- ���. ���' � ���� �,� �,�,�����2�. ���—e.- �s �' ���.., Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole. ��� ���—` „'X►-j 't�v�,`�� ��,� ��r� ��� ���. i\� (�g� � �,,. Cvd. t 3� ir�.s h �, �►-� m� �� �;' ���-I���, �.,C.�^�''`��- `� � �- �- �' ,t. n � y�,�. ���c� V�� �` �'C�I�� ��Py�'`� . �a��K� 4�'��S f.�c�'�t;e �' `��,e. . a�-�«,r- �.,�.� �,,� i��es� V�,��e� �,c,a�� a n. ��e. b�d��. v� � ��'�� i �,,� �c�, 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. R � ��g q� � 4li I � � �. • ,� �,.�` 4 . �� � ��J' � 4�� ���•`.'[' �� f� ';� .t»' - +M4' .:i. k �tg p. .. t; ���'� 4 „.�� v �` �• ...'#. 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I�}+�velap:�.a�ent I��p�rt�n�nt 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. 7401 � 1345 1317 , 1400 �ti i j i, i. 1315 ��� � 1317 1 �4�� , � 1319 1445 �4� 1439 1410 1415 1435 1406 1429 1408 1410 7411 • 1A23 ' ���� 1410 1521 1430 • 1415 Subject Property ' 1431 �� . . 1416 ..1515 1415 440 — 14T 5 1501 1512�;s 1510 � 1509 : 142 0 � 1439 1508 4310 SocRh Tyro!Park _ i s.as i soo �.uo / 4315 ,� �i. �uiii�rARK .�, 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 4 �/ � � 9I YSS NYV`ag�-rvn r�a�o�6os� Q !": z o � ��N�QIs�a�o��x.l.nx � M � a� - � � � � � .�,5� .>��,� .��o�,<< .��s,<< � , ,� , � ' � ; � �. ^ 1 ' 4 � � � 4 � � ` I A � I �.4 �� .. � � 1` �. � �� 1� ���,;� .. �� ` •• ` � � � I ��.,;m .,_ `�.. N C,,, ,,v � � �� � �� �� � � .. i 4i ...� .... � �. i � �'`."� —�— �.` � I b � . 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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� �' valley PLANNI �IG ApPLIC�TION • . . . • . . - Street address of property in this application: ��,f �f�� ���/� 1�c�� �-� �i�1�" �'�-S�, �o�ll�� ��-�'.�/ ,�, , . •• . • . Name(individ or corporate entitiy): -��'A� �� Fa Ji"' - E Address: f �LE` �` � Phone number: Email dress: �70 / �'�� �3 6 ?3 /o __ �'�� Authorized Representative(if other than applicant): Name: Address: Phone number: Email address: Property Owner(if other than applicant): Name: �} /� ��- C 11l�'T .�. �d�1'/_.J �'vl� Address: - /Sa`� �4-L�/A�E�i¢SS �6/_DEiU 1/�¢1�� �i� .���/ Phone number: Email address: �63�-`1Y3--D�5o �,��, Hf�r C� ��`/��� .. . . Provide a detailed description of the variance(s)being requested: � ��E-��a ��� ��'E�F'�"y,��� ,o�=sr.��l�r��,�►� ✓�R�r s���c_ �l��s c' �z�8 , � hR��C=��uS� �l'`�`��f�'S �ErJ �Poa,�tS� Sr�1.4zG.��f�T�f'�Pvvr�! /.�//1'T�'i �3�i�t�f/�d �� r�D t�lU = �� l�si��c �v� .�- .s'E`Co�ts i,� �/c" ����L � . �����,-.�� 7�l!��!j �s�1q�c. ��rr� ,(�a o m r�ln�o 1���`T��- �U,U�sfi�'� �N� 8�t��f ���� ���/�'I�,�� �S�FU�-- � �N r�FFi� �. � y '7 j ���l -- 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����� I� ��,� � �'�,D�"s' C.�o �t��/�' �ft L, /� � 1.�h' /ll)S �o�� � ,�: .'7r'��' �a'T ,�� }� �f� �c/ �- �� �� � ,� ��s5 `�`�� f ��� pR���� �w� ��-���"� �1 �� ��. �� ��� �'�'k���'� f y � R���� � Y , � �.���% c-�v o��� ``�F�� ��R�1 �-�3� � 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' C�U S'/�� "l�� C-'7 f��'�}-�1� �o L�/-��e �1�1 S l q'¢G'S ,Q��� C-�-� 1 S �-1-0 � �-/YI�LL FQ,� l�'J o S % �'�'o PL C ��,� 9�'Jo s �T� ��a�� GC���„d �•�LL�S t� G �� ��/�4 �� (�1V�`�" `T''�Z'�'r I�ii���� 2'� �}l'���,�I��C''. l���fi�'7�° f��T-���C:f�lQeo/�'1 ��4-N �c !-��! �..?' c�!�E`/e �/�� ��2� �1"/�E�?��'A1 iJ��v�CI f.•�1 t..,L. l�Q 7" �� "�l�1� ��T��'- a What is unique about your property and how do you feel that it necessitates a variance? � ��, S. �� �'�1��r`� �'t �,�" �S �4TcFl��-�� �,�1=TL-''� L-.�/'�/� T �`�SA.���� ��Gt� f.�.� f �;L. 11�j�i`�"rU ��= �x�R�1J��TlD/1� � �����:: S'�/� � `�r� ��/�1/J �,����; t�rr�A��vC ��ffr�c-�� ���� ��� �Cl'/�E� /9-t��l�(��.�, Explain how the need for a variance is based on circumstances that are not a result of a landowner action. �r� �,o�'i�/�G>"�l��C.�fS�� G��t�L.� .UU�T T'�!/LD L.i�E 7'��S To��;,Y � /1'� �� � ��[�;n Gy S �'lf�`7'" ��'�� �i'�c��//2 ��'ll� T'��C1U Q C�` �Y7Q � ���C�-C�S C"`��'� ���T"S �-� � �'I!�`�!0/F/C��U'T,. !,� �` CJ�R/U' ?' �7 �E�� t n� I"61,c S� t 7C1`1� '?�i'f',� 2. l �"`T- t�.U`��fh�r Explain how,if granted,the proposed variance wilf not alter the essential character of your neighborhood and Golden Valley as a whole. Q,U'�` � �R C7���� [--S �-R � 9��� � 1�C��A���t 7"1�5 d/�� '7" ��L 1�r'L.,�. 5 � �r�� �ac��'� �r�,�, s 7-r �- T-��- � �����o� � � z � ���-�� �an�� ��s �-�� T���,F��� w �- �� � ���-Y��1����" ��� / ,. , 1 �' 7�r�������r/�� , .�2� �r�� R��'�/'u �� ���ar�c�f���-- �T� �;�, Pianning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 �_�'°f n� 763-593-8095 � TTY:763-593-3968 � www.goldenvaileymn.gov � planning@goldenvalleymn.gov g°Zdva.11e Y • • • • - . . - . - . 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 � � �-�� ` � -� 'c5 ?-1`�-� �`itf �� ��/ � 7 � �� 'T�f� -,��- /�l�L,C s �('Q/�'i /l� �-�Gr� t�(�lyJ�� `��pl�S �T�L�r� ��L�c��,� !� �Ylf�rl�L1� �� ����7� � �r� �a . � . , . ��`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,$30o application fee for all other Zoning Districts �' Legal descriptioh:Exact(egal description of the land involved in this appfication(attach a separa#e sheet if nec�ssary): To the best of my knowledge the statements found in this application are true and correct.i also understand that unless construction of the action applicable to this variance request,if granted,is not taken within one year,the variance expires.I have considered all options afforded to me through the City's Zoning Code a�d feel there is no alternate way to achieve my objective except to seek a variance to zoning rules and regulations.I give permission for Golden Valley staff,as well as members of the Board of Zoning Appeals,to enter my property before the public hearing to inspect the area affected by this request.Please include printed name,signature,and date for ap- plicant,authorized representative(if other than applicant),or property ower(if other than applicant). �( Name of Applicant(please prin!): Signature of Applicant: Date: � �-�� Authorized Representative(if other than applicant) Name(please pri � �� d� Signature: Date• I� � � Property Owner(if ther than applicant) � Name(please prin!)- Signature: Date� � Z please note:The City of Golden Va(ley will send notice of your variance request to aff adjoining property owners as wel(as owners of properties drrectly across streets or a(leys. Your neighbors have the right to address the Board of 2oning Appeals at your public hearing. You are advised fo persona!!y contacf your neighbors and explain your project to them before the public hearing. � This document is avaitable in alternate formats upon a 72-hour request.Please call 763-593-8006(TTY:763-593-3968)to � make a request. 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'& . ; � �_ � . ^�/�P�� .� f y�,�.nrw ��� •.-�1. k*� . . � ..� ��� � f'"". . ��5� � +��4, f�/f � „ � °r%��$ °�.�e� .� f {� i .F �,.��j v s?ffi 4.k i. - `�f � ^ 1 i, 5 � /��#�e '�� � ����� �� t _ � � e ir � ,i,�T �^E`' � t? O j7.. r , „y � '����, a 3 . �§ 1 s ,r r' g � ' u` '� � 7rx � � �� �, � �� ,� � a ���� , '�`��i�' �i�.��.�� �_ Dec 20 16,02:32p GRutherford 17632705541 p.1 �� � '';, :� ," ��°+��,'\�,�..,.����`1,` �:� � � �� � '� , .�� ,'.,� --•9 � �- c�1 0 . {y . � ` , '`\' �Ll a � ' i •� ` ���hl � N � � � oVc �n�¢ �c }C i �, .� Q �„�i� °� ry� i `� . � ��� � - ? Q i � � � s � �� � �' \ � F�S � wo ` �4 � � q �� � N w � � �g� I . � - �� i � :� � � � I � N� i � � AiJ1 � I W M \ �i � � S � Wi Z � M � U I � ; � � I F � S7 I � � � � I �14 i I � � � � � � ; � � � � „ � � � � , , , , , „ � , � „ i � � � � � � , , , , � , � � , � � � , , , , � � , � m) ; ; ; ; ; � � � � � , , , , . � „ � W � , , , , � � � � � ,, . � „ � . � � , � � � � , ,, � , , , , , � � , , , , � � � , � � „ � � � ; � ; . , . , � ; , , . , � � � � � , , , , � , , , � , � � � � W�r �i��� �� �� � �"'�ys�ca� I)evel�►pm�+�nt I�eparfime�� ���-s��-sog.�t���-���-a,os c���� 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. 1 0 1521 1520 1516 151T �s�s 7512 1515 • 1510 1508 1509 Subject Property 1504 1505 15�y 8660 8600 1500 a < a 4`.-in�'1 z!: ' r C � 8641 t423 8541 . . 1426� . � . . 1420 1419 �, 1416 „`--�.,____ 1401 �� � 1412 � '^.� 1401 � "�. ,r �� rr„ /' 1340 - +; � 1325 � '� i `--�� 1361 ~-�'-.,� ..�.�1330 1314' M��,� ���� , �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 _,__ . _ , ,,.�..,,._ , . --- _ _ .. ..�..-.- --- - - ����� � . ,. : #� . �; .� . •..,�'�`�i� . � : m,:, ..-„-�.-'-'- _ _ • , r ` ,: ��. _, . .� ...' . . ., _. ....:i�. r..r.r� ��� - -- — _ HARVEY A.CARTWRWHT CARTWRIGHT �-��&� OLSON �OMBININOrH[ REGORDOOi - ANOK� COUNTY fURV[YOR !.E.HILL,ESTABUBHED 1s�6 B�TH AVE.N E.b�Aff RIV[R R4 �AND SURVEYO� � C.F.fANUHOFF. ESTAOU�MEO Uoa � BTtRLINO =�Ol � R6GISTERED UNDCR�,AWSOFSTATEOFMfNNESCiTA JAMER NELiON,ESTA�L19/i[D �92t . � LICENSED BY OROINANCE OF GIT V OF MINNEAPOLIS - � �NDUSTRIAL HnRo�o R O�sow 3�0 PLYMOUTH BUILDING LINCO�N 8721 sUEiN[8S . . � _ LOT SUfiVEYS , 212i U►TON AV6.N. {� � . 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