01-23-18 BZA Agenda Board of Zoning Appeals
Regular Meeting
Tuesday, January 23, 2018
7 pm
7800 Golden Valley Road
Council Chambers
I. Approval of Minutes— November 28, 2017, Regular Meeting
II. The Petition(s) are:
422 Ardmore Drive
HTI Investments, Applicant
Request: Waiver from Section 11.21, Single Family Zoning District,
Subd. 11(A)(1) FrontYard Setback Requirements
• 23.5 ft. off of the required 35 ft. to a distance of 11.5 ft. at its closest point to
the front yard (west) property line.
Purpose: To allow for the construction of a new home.
III. Other Business
IV. Adjournment
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Minutes of a Regular Meeting of the
Golden Valley Board of Zoning Appeals
November 28, 2017
A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday,
November 28, 2017, at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota.
Chair Perich called the meeting to order at 7 pm.
Those present were Members Maxwell, Nelson, Orenstein, Perich and Planning
Commission Representative Baker. Also present were Associate Planner/Grant Writer
Emily Goellner and Administrative Assistant Lisa Wittman.
I. Approval of Minutes— September 26, 2017, Regular Meeting
MOVED by Nelson, seconded by Maxwell and motion carried to approve the September
26, 2016, minutes as submitted. Baker abstained.
II. The Petition(s) are:
1300 Kelly Drive
Brent and Brook Behn, Applicants
Request: Waiver from Section 11.21, Single Family Zoning District,
Subd. 11(A)(2) Rear Yard Setback Requirements
• 10 ft. off of the required 25 ft. to a distance of 15 ft. at its closest point to the
rear yard (north) property line.
Purpose: To allow for the construction of a garage and home addition.
Goellner explained the applicants' proposal to demolish their existing garage and construct
a new two-stall garage and home addition. She referred to the setback requirements and
noted that the north property line is considered the rear yard property line. The existing
garage is located 15 feet from the north property line and the proposed new garage would
also be 15 feet from the north property line.
Goellner explained that the applicants have stated their unique circumstances include:
challenging topography, retaining walls, soil conditions, large trees and easements that
limit the buildable area. The applicants have also stated that the rear of the house is not in
the rear yard as a result of a subdivision done in 1958.
Goellner noted that the proposed new garage includes a 9.6 ft. x 15.5 ft. storage area and
another 6 ft. x 24 ft. storage area so an alternative to granting a variance could include
reducing the size of the storage areas, or building smaller additions that meet setback
requirements. She stated that staff is recommending denial of the request as the proposed
half-story addition on the second floor will alter the essential character of its locality and
there are options available to eliminate or reduce the size of the variance request.
Minutes of the Golden Valley Boar� of Zoning Appeals
July 25, 2017
Page 2
Maxwell clarified that the proposeF� new garage would not go outside the footprint of the
existing garage. Goellner agreed. Maxwell asked if the applicants built the existing garage.
Goellner said she didn't know.
Nelson asked if a detached garaye can be closer to the property lines. Goellner said yes,
but detached garages also have to be located completely to the rear of the home.
Baker asked Goellner to explain the subdivision done in 1958. Goellner stated that the
home was built in 1946 and in 1958 a subdivision was done which changed the size and
shape of the lot.
Nelson said she is sympathetic �,�ith corner lots and in this case what would normally be a
15 foot side yard setback is reafly a 25 foot rear yard setback.
Perich asked if the existing gar�ge was built in compliance with the Zoning Gode. Goellner
said yes.
Baker noted that the applicant states there is a specimen tree on the east side of the
property which limits construc�ion and asked Goellner if she knows the species of that tree.
Goellner said she doesn't knc�w the species.
Brent Behn, Applicant, state�! they've lived in this house for 20 years. He said they've
considered other options but they think their proposal is a modest addition and will allow
them to stay in their home and their community. He stated that they have the support of
their neighbors and they dor�'t think the addition will negatively impact the neighborhood.
He reiterated that the propo�ed new garage will be in the same footprint as the existing
garage and that they can't attach the existing garage to the house because of the footings.
He showed the Board photc�s of#he rear yard (north) and stated that it acts like a side yard.
He noted that there is a dri��eway easement on the north corner of the property and steep
topography on the east sid�: of the property. He said he was surprised to see that staff feels
that this proposal would alt�r the character of the neighborhood because they went through
a lot of work to make sure �he addition fits in with the neighborhood. He stated that they
can't make the addition srr�aller and still make it usable space. He added that he thinks
their proposal is in line wit�i the Comprehensive Plan and the Envision Golden Valley
document. He stated that he approached the City three times and was assured that his
plans were fine and that riothing in his plans have changed since meeting with the City. He
reiterated that they've de�igned what they have to without creating sub-standard spaces
and said that they can't use the existing footings and that building a second story would not
get them what they need and,they can't build to the south or the east. He stated that it has
been frustrating because the City has made mistakes and has issued a permit using a
survey showing that the existing garage will be removed so he is surprised that he had to
request a variance. �
Orenstein asked which ��ntrance would be the main entrance to the home. Brook Behn,
Applicant, referred to ar� elevation drawing and stated that the new entry is set back so it
will not be the focal point and that the main front door is set out and will be the main
entrance.
Minutes of the Golden Valley Board of Zoning Appeals
July 25, 2017
Page 3
Maxwell asked the applicants if they constructed the existing garage. Mr. Behn said no.
Nelson referred to the floor plans and asked about the space on the far north side of the
garage. Mr. Behn stated that area is part of the garage and it helps them get additional
livable space. Perich asked if the plans would have to be completely re-evaluated without
this space. Mr. Behn said.it would not be livable space without it. Mrs. Behn noted that
there is also an elevation change from the foyer to the garage. Mr. Behn added that a
wheelchair ramp could be added in the future for another access point.
Nelson asked if the garage space will be 24 ft. x 24 ft. Mr. Behn said the garage will be 24
ft. x 30 ft. which is the same as the existing garage.
Perich opened the public hearing. -
Joe Forster, 1316 Kelly Drive, said he is excited about the proposed addition and that it
won't impact his view of the golf course which he appreciates. He stated that the footprint
isn't changing and this proposal will enhance his property value as well as the applicants.
He stated that it takes 20 years of equity to put on such an addition and the opportunity is
now because if the house is sold it will be another 20 years to get this opportunity again.
He stated that the addition will enhance the neighborhood and it is a beautiful, well thought
out design.
Jason Hoffrogge, 1325 Kelly Drive, said the main issue seems to be the character of the
neighborhood and that this proposal fits in and certainly would not make the neighborhood
look worse. He said all the neighbors are committed to living in this neighborhood and that
the house across the street was torn down and a much bigger house was built so he has
no concerns and is excited about this proposal.
Brian Gieseke, 1337 Kelly Drive, said he loves this neighborhood and showed the Board
pictures of his house. He said the neighborhood has a lot of unique properties and that the
proposal won't change things visually. He said he is excited about this proposal and thinks
the addition is well thought out.
Mike Sell, 1400 Valders Avenue North, said he was former Board of Zoning Appeals
member and that corner lots have always been a bit difficult. He said he was surprised to
hear that a permit has already been issued.
Seeing and hearing no one else wishing to comment, Perich closed the public hearing.
Baker asked about the perceived staff error. Perich said it doesn't impact the criteria the
Board is supposed to consider. Baker said he is wondering if there is a process flaw.
Goellner explained that a stormwater management permit was issued, not a building
permit. She stated that the stormwater permit probably should not have been issued until
the zoning issues were resolved.
Perich asked if the existing garage footings were underpinned if the applicant would still
need a variance. Goellner said yes because it would then be an attached garage and the
setback requirements would be the same.
Minutes of the Golden Valley Board of Zoning Appeals
July 25, 2017
Page 4
Nelson said she is sympathetic because the north portion of the property appears to be a
side yard. She stated that the applicant is not changing the footprint that is already there
and she thinks the addition will enhance the neighborhood. She said the issues were not
caused by the homeowner and they can't really make the additional smaller.
Perich said he is struggling with the issue not being caused by the homeowner because
they are tearing the existing garage down. He said he is sympathetic to improving the
housing stock and he doesn't think it alters the character of its locality, so he is inclined to
support the variance request.
Orenstein said he is also sympathetic and it bothers him that the applicants were told by
the City that their plans were a go. He said he thinks the applicants have incurred some
hardships.
Nelson stated that if this wasn't a corner lot they would not be having this conversation.
Maxwell agreed and stated that this isn't the same homeowner who built the garage and
now wants to attach it. He stated that the applicants are staying within the same footprint
and that they've thought about all of their options.
Baker referred the applicants comment in the application submittal regarding this not being
the Golden Valley they expect. He stated that Golden Valley would not be the City it is if it
let people trash the standards that it has set. He stated that the Zoning Code requirements
benefit all of the residents and that the City works hard to apply the rules equally. Nelson
agreed that they work hard to be fair, but she thinks this is a unique situation.
MOVED by Nelson, seconded by Perich and motion carried unanimously to approve a
variance request for 10 ft. off of the required 25 ft. to a distance of 15 ft. at its closest
point to the rear yard (north) property line to allow for the construction of a garage and
home addition.
III. Other Business
No other business was discussed.
IV. Adjournment
The meeting was adjourned at 7:55 pm.
David Perich, Chair Lisa Wittman, Administrative Assistant
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Date: January 23, 2018
To: Golden Valley Board of Zoning Appeals
From: Emily Goellner, Associate Planner/Grant Writer
Subject: 422 Ardmore Drive
HTI Investments, Applicant
Introduction
HTI Investments, on behalf of the property owner at 422 Ardmore Drive, is seeking a variance from
the City Code to construct a new home. The applicant is seeking the following variance from City
Code:
_ _ � _ .
__ . .
Variance Request ; City Code Requirement
��The applicant is requesting a variance of � Section 11.21, Single Family Zoning District, Subd.
'; 23.5 feet off of the required 35 feet to a ; 11(A)(1), Front Yard Setback Requirement: the
'' distance of 11.5 feet at its closest point to ; minimum front yard (west) setback requirement is
the front yard (west) property line 35 feet.
Background
• The lot is 8,088 square feet and zoned for Single-Family Residential use.
• The applicant would like to demolish the existing home and detached garage to build a new
single-family home with an attached garage.
• The existing home's footprint is approximately 27 feet wide and 39 feet long, totaling
approximately 1,053 square feet.
• The existing home is located 11.5 feet from the front yard (west) property line (along
Ardmore Drive) and the proposed setback for the new home is the same at 11.5 feet. The
required setback is 35 feet. There is no record of any variances granted for this property.
• The existing home is located 30.5 feet from the front yard (north) property line (along
Woodstock Avenue) and the proposed setback for the new home is 35 feet. The required
setback is 35 feet.
v The proposed home's footprint would be approximately 40 feet wide and 61 feet long,
totaling approximately 2,440 square feet. This includes a two-car garage, which would be
22.7 feet wide and 22 feet long. A standard garage is 24 feet wide and 24 feet long.
• The applicant notes that the lot size and its location on a corner is a unique feature of the
property. It is noted that a variance is required in order to build a new home at a size
comparable to other new homes in the neighborhood. The new home would be located 11.5
feet from the west property line, which is the same as the existing home. It is also noted that
the new attached garage would be smaller than the standard size for a two-car garage.
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. In order to constitute practical difficulties:
1. The property owner must propose to use the property in a reasonable manner
The construction of a new single-family home with an attached two-car 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
Staff finds that the size of the lot in conjunction with its location on a corner is a unique
circumstance to the property that constitutes a practical difficulty. A new home of a practical
size cannot be built on this property unless a variance is granted for the front yard setback
on the west side of the property or a variance is granted to the minimum structure width
requirement, which is 22 feet. The lot was platted in 1915, long before modern zoning
requirements were enacted. Lots platted under today's requirements would require more lot
width.
3. And the variance, if granted, must not alter the essential character of the locality
The proposed new home would not alter the essential character of the locality since the
existing home is also located 11.5 feet from the front (west) property line along Ardmore
Drive. There are several examples of this on corner lots throughout the neighborhood. The
size of the proposed home is similar to other new homes in the neighborhood.
Additionally, staff assesses whether other options are available to meet the applicant's needs
without requiring a variance. The only other option would be to build a home that is 16.8 feet in
width along the Woodstock Avenue side. This would require a variance as well. The City does not
have record of any homes built at a width of less than 22 feet. Staff finds it most practical to grant a
variance to the front yard setback along the west side of the property (along Ardmore Drive).
Lastly, staff assesses whether the applicant has requested the smallest variance necessary to meet
their needs. Staff finds that the size of the proposed home is the the standard size for a new home
with a two-car garage. The setback proposed for the new home on the west side of the property
(along Ardmore Drive) is 11.5 feet, which is the same as the existing home.
Recommendation
• Staff recommends approval for a variance of 23.5 feet off the required 35 feet to a distance
of 11.5 feet from the front yard (west) property line.
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Planning ( 7800 Golden Valley Road,Goiden Valley,Mt�55427-4588 citt�nt
763-593-8095 � TTY:763-593-3968 � www.goldenvaileymn.gov � planning@go{denvalleymn.gov (7�1��'jj
�> va��_ey
PLA � � ING APPLICATION -
. . . . - . .
Street address of property in this application:
422 Ardmore Drive,Golden Valley,MN 55422
. . . . .
Name(individual,or corporate entitiy):
HTI Investments,LLC
Address:
2053 Royale Drive,Eagan,MN 55122
Phone number: Emai)address:
612-845-4820 tticey@aol.com
Authorized Representative(if other than applicant):
Name:
Brandon Meder
Address:
1601 Hennepin Ave S.,Minneapolis,MN 55403
Phone number: Email address:
612-695-1047 brandon.meder@engelvoelkers.com
Property Owner(if other than applicant):
Name:
Loreli&Leo Dedier as Trustees Sandra Dedier as POA
Address:
2353145th Ave Nw,Andover,MN 55304 4217 Woodstock Ave,Golden Valley,MN 55422
Phone number: Email address:
763-757-1227 612-865-4412 Lndidierl @gmail.com SDidier@It.life
• . . •
Provide a detailed description of the variance(s)being requested:
The Variance being requested is for an exemption of the Front Setback requirements�elated to the the West side of the property,
and to apply the side setback instead,articulated to be 71.5 ft. The proposed project is to teardown the existing structure and
build a new construction home. The existing home is set back 11.7 ft.The new home is proposed to be setback 11.5 ft.
Provide a detailed description of need for a variance from the Zoning Code,including description of building(s),description of proposed
addition(s),and description of proposed alteration(s)to property:
The need for this variance is integral to building any new home on this lot as it is a narrower lot,comparatively speaking.
The width on its shortest side is 57.64 feet. If a front setback were applied to both the North and West sides of the home,the
buildable space would be reduced to 17 feet wide,which is in violation of the current zoning ordinance for minimum width of
a home.
The proposed building plans are attached,as well as the lot survey and position of the p�oposed structure on the lot. The
home will face Woodstock and will have a garage that faces Ardmore,just as the existing home does. The home is
proposed to be 40'wide,which would comply with current setback requirements If this lot were an interior lot and not a
corner lot.
Pldnning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 �itV c�%
763-593-8095 � TTY:753-593-3968 � www.goldenvaileymn.gov � planning@goldenvalleymn.gov �Ul��'j"2
valley
• • • • - . . . - .
Minnesota State Statue 462.357 requires that a property exhibit"practical difficulties"in order for a variance to be considered.Practical
difficulties:
• result in a use that is reasonable
• are based on a problem that is unique to the property
• are not caused by the landowner
• do not alter the essential character of the locality
To demonstrate how your request will comply with Minnesota State Statute q62.357,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.
The proposed new construction home would be 0.2 inches closer to Ardmore Drive than the existing home,but still within the side
setback requirements if side setback requirements were applied. As a side note,the existing home is in violation of the Front setback
requirements on the North side.The proposed home would be set back 35 feet making it compliant.
The proposed home has only a two-car garage,which measures 22 feet wide and 22'8"deep,well within,if not a little smaller,than a
standard two stall garage. The home is a standard two story home,comparable to many newly constructed two story homes in the
area. Petitioner contemplated other proposed building plans,but after speaking with Staff,found that this plan would be most
reasonable.
What is unique about your property and how do you feel that it necessitates a variance?
The lot itself is a corner lot,necessitating two front setbacks,combined with the fact that it is already a narrower lot than most.
It is impossible to build a newly constructed home on this lot without a variance from the existing zoning ordinance.
Furthermore,the daughter of the existing homeowners(her parents),who is acting as power of attorney for her parents in the
sale of this home,lives immediately East of the subject property at 4917 Woodstock. She is adamantly in support of the
proposed project as well.
Explain how the need for a variance is based on circumstances that are not a result of a landowner action.
The proposed construction project would be less than 1/4 of an inch closerto Ardmore Drive than the existing home. Given the
narrow size of the lot and that it is a corner lot,there is nothing that a landowner can do to build a new home short of getting a
variance
Explain how,if granted,the proposed variance wil)not alter the essential character of your neighborhood and Golden Valley as a whole.
There are newly constructed homes just across the street;One at 4303 Woodstock Avenue,another at 4308 Beverly Avenue
among a couple of others within a 1/2 mile radius. The proposed new construction home will fit in with the adjacent homes
in the neighborhood very well. Additionally,the home has only a 2-car garage,and is equal to,if not smaller than the newly
constructed homes across the street.
DocuSign Envelope ID:ABEBFE62-E66F-4682-9E50-AAB3ED4AB82D
Planning ( 7800 Golden Valiey Road,Golden Valley,MN 55427-4588 cil y of
763-543-8095 � TTY;7G3-593-39C8 � www.goldenvalleymn.gov � planning@goldenvalleymn.gov golc�en
valle�r
• � • • - . . - . - .
The City requests that you consider all available project options permitted by the Zoning Code before requesting a variance.The Board
of Zoning Appeals will discuss alternative options to seeking variance with you at the public hearing.Please describe alternate ways to
do your project that do not require variances from the Zoning Code.
There are none. Petitioner considered other building plans but after discussion with Staff,found that this was
the best use. Due to the nature of this lot,any newly constructed home would need to have a side setback
variance on the West side. The proposed building plan was the best use because it has a garage that faces
Ardmore Drive,which matches it's neighbors,and that their are no curb cuts on Woodstock.
. � . � .
O Current survey of your property,including proposed addition and new proposed building and structure setbacks(a copy of Golden -
Valley's survey requiremenEs is availab�e:upon�equest;application considered incomplete without a current property su��ey)
O One current color photograph of the area affected by the proposed variance{attach a printed photog�aph to this application or
email a digital image to planning@go�denvalleymn.gov;submif additional photographs as'needed):-
O Fee:$20o application fee for Single-Family Residential,$30o application fee for all other Zoning District"s .
O Legal descriptian:Exact';legal description of the land involved in this application.(attach a separate sheet if,necessary):,.±
.
To the best of my knowledge the statements found in this application are true and correct, I also understand that unless construction of
the action applicable to this variance request,if granted,is not taken within one year,the variance expires. I have considered all options
afforded to me through the City's Zoning Code and feel there is no alternate way to achieve my objective except to seek a variance to
zoning rules and regulations.I give permission for Golden Valley staff,as well as members of the Board of Zoning Appeals,ta 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)t �� '~� � �
.�--"" �
.�----"' -
Signature of Applican4s � Dates 1l 2 -�c�/
_ _ _ _
lAuthorized Representative' � other an applicant)
Name(please pri s �r1 " �/1 e 2
Signatures Date: `�'v
Property Owner(if other than applicant)
Name(please�rir���: �eo �i di er, Trustee �orel i �i di er, Trustee
ocu i n ocu igne y:
Signature l W' VU.S V't,�d t �,V' V1tiS Date:��2�2018
P(ease nate:The City of Golden Vailey wi(I send notice of your variance request to all adjoiniitg property owners as well as owners of
properties directly across sfreets or ulleys. Your neighbors have the righf to address the Board of Zoning Appeals at your public hearing.
You are advised to personally contact your neighbors ancl exptain your project to them before the public hearing.
� This document is available in alternate tormats upon a 72-hour request.Please caii 763-593-80�6(TTY:763-5933968)to
make a request. Examples of alternate formats,may include larc�e print,electronic,Braiile,audiocassette,etc. �'
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