03-27-18 BZA Agenda Board of Zoning Appeals
Regular Meeting
Tuesday, March 27, 2018
7 pm
7800 Golden Vailey Road
Council Chambers
I. Approval of Minutes— January 23, 2018, Regular Meeting
II. The Petition(s) are:
8806 Olson Memorial Highway
Erica Freeman, Shea Architects, Applicant
Request: Waiver from Section 11.70, Off-Street Parking and Loading
Regulations, Subdivision 3, Minimum Number of Required Off-Street Parking
Spaces for Class III Restaurants
• 20 parking spaces off the required 94 parking spaces for a total of 74 parking
spaces
Purpose: To allow for the construction of a new restaurant.
7210 Harold Avenue
Tollberq Homes, Applicant
Request: Waiver from Section 11.22, Single Family Zoning District, Subd. 11(B)
Height Limitations
• 5 ft. over the 28 ft. of height allowed for a total height of 33 feet.
Purpose: To allow for the construction of a new home.
Request: Waiver from Section 11.22, Single Family Zoning District, Subd. 12(C)
Maximum Garage Width
• 10% off the maximum garage width allowed of 65% of the dwelling's front facade
to a garage width that is 75% of the dwelling's front facade.
Purpose: To allow for the construction of a new home.
400 Ardmore Drive
Rodnev Haas, Applicant
Request: Waiver from Section 11.21, Single Family Zoning District, Subd.
11(A)(2) Rear Yard Setback Requirements
• 9 ft. off of the required 25 ft. to a distance of 16 ft. at its closest point to the rear
yard (north) property line.
Purpose: To allow for the construction of a screened porch addition.
III. Other Business
• 2017 BZA Annual Report
IV. Adjournment
This document is availabie in alternate forntats upon a 72-houx requEst. Please c�il
763-593-800b(TTV. 763-593-396&)to m�ke a re�uest. Exan7ples af alternate fori7��ts
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Minutes of a Regular Meeting of the
Golden Valley Board of Zoning Appeals
January 23, 2018
A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday,
January 23, 2018, at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota. Chair
Perich called the meeting to order at 7:09 pm.
Those present were Members Maxwell, Perich and Planning Commission Representative
Blenker. Also present were Associate Planner/Grant Writer Emily Goelln�r and '
Administrative Assistant Lisa Wittman. Members Nelson and Orenstein were absent.
I. Approval of Minutes— November 28, 2017, Regular Meeting
MOVED by Maxwell, seconded by Perich and motion carried 2 to 1 t� approve'the
November 28, 2017, minutes as submitted. Commissioner Blenker abstained.
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.
Goellner referred to a surv�y of the``property and explained the applicant's proposal to
demolish the existin� hause and detached garage and build a new house with an attached
garage. She explained that the existing house is currently 11.5 ft. from the west property
line and that the pr�pas�d new house would also be 11.5 ft. from the west property line.
Maxvvell asked about the amount of right-of-way along Ardmore Drive. Goellner said there
is approximately 15 ft. of right-of-way along Ardmore Drive so the house will look further
away from the street than 11.5 ft.
Goellner noted that the applicant has stated that the unique circumstances in this case
include that it is a small corner lot, the existing house is also 11.5 ft. from the west property
line, the proposed house would meet all of the requirements if it were not a corner tot, they
are proposing a smaller than standard two-stall garage, and if a front yard setback variance
weren't granted, they would need a variance for the structure width.
Blenker asked about the side yard setback along the east property line. Goellner stated
that the side yard setback in this case is 5.8 ft. and that is what the applicant is proposing.
Minutes of the Golden Valley Board of Zoning Appeals
January 23, 2018
Page 2
Perich asked about the size of the proposed new house. Goellner said it would be
approximately 2,440 square feet in size.
Perich questioned if the proposed garage were a standard size if the applicant would need
other variances. Goellner stated that if the proposed garage were larger the house would
probably have to shift further south on the lot to avoid needing a front yard variance from
the north property line along Woodstock Ave.
Brandon Meder, Engel & Volkers, representing the applicant, explained that the:proposed
garage is modeled after a home they built in St. Louis Park. He said he knows if is
important to make the garage size practical. He stated that he has spok�n with the
neighbors to the east and that they are fully aware of the side yard setback of 5.8 ft.
Blenker asked about the rear yard setback. Goellner stated the rear,yard setback (south
property line) is 25 ft.
Maxwell noted that this lot is essentially not a buildable lot without the requested variance.
Goellner agreed and reiterated that the applicant wc�uld either need a front yard variance
along the west property line or a variance to allow the new house to be less than the
required 22 ft. of width.
Meder stated that they have considered other options but they are limited because the
driveway has to be on Ardmore Drive and cann�t b� on Woodstock Avenue.
Blenker asked if there is an alley on the svuth side of the property. Goellner said yes.
Perich said he thinks the proposal results in a reasonable use of the property. He added
that this lot is basically unbuildable so th�re is not much the applicant can do without
variances, and he doesn't think the proposal will alter the essential character of the
neighborhood. Blenker agreed. Maxwell added that the problem isn't the fault of the current
landowner because it was inherited,,by whoever originally platted this property in the first
place so he is in favor c�f granting the proposed variance request.
MOVED by Maxwell, seconded by Perich and motion carried unanimously to approve
the variance request for 23.5 ft. off of the required 35 ft. to a distance of 11.5 ft. at its
closest point to the fronf yard (west) property line to allow for the construction of a new
home.
III. �ther B�usiness
No other business was discussed.
N. Adjournment
The meeting was adjourned at 7:27 pm.
Minutes of the Golden Valley Board of Zoning Appeals
January 23, 2018
Page 3
David Perich, Chair Lisa Wittman, Administrative Assistant
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Date: March 27, 2018
To: Golden Valley Board of Zoning Appeals
From: Emily Goellner, Associate Planner/Grant Writer
Subject: 8806 Olson Memorial Highway
Erica Freeman, Shea Architects, Applicant
Introduction
Erica Freeman of Shea Architects, on behalf of the property owner at 8806 Olson Memorial
Highway, is seeking a variance from the City Code as part of their plan to open a new restaurant in
place of the existing Perkins Restaurant. The applicant is seeking the following variance from City
Code:
� Variance Request � City Code Requirement � � �
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; Section 11.70, Off-Street Parking and Loading
The applicant is requesting a variance of � Regulations, Subd. 3, Minimum Number of
20 parking spaces off the required 94 � Required Off-Street Parking Spaces Requirement for ;
' spaces for a total of 74 parking spaces. ( Class III Restaurants: 1 space per 60 square feet of
� floor area plus 1 space per 25 square feet of bar
' � area.
._ _ __ ;
Background
• The lot is 48,654 square feet and zoned for Commercial use.
• The applicant applied for a Conditional Use Permit in order to operate a Class III Restaurant
in the Commercial Zoning District. A Class I11 Restaurant is defined in City Code as "any type
of night club, tavern, restaurant or other facility providing entertainment, food and/or
beverage that provides sit-down service but may also provide standup bar service and
standup tables within the premises." Perkins Restaurant is considered a Class I Restaurant in
the Zoning Code. Parking requirements are different for each restaurant class.
• The applicant would like to utilize the existing building to operate a restaurant with a liquor
license. The building is 4,713 square feet in size. The lot is 48,654 square feet in size.
� They are planning to add a 500 square foot outdoor patio space to the west side of the
building. The plan also includes a 272 square foot bar area within the interior of the
restaurant. These two components of the plan require higher minimum parking
requirements than the rest of the building.
• There are 71 parking spaces on the existing lot.
• The applicant intends on moving the trash enclosure in order to make room for 3 additional
parking spaces on the site, totaling 74 proposed parking spaces.
• The Code requires that the new restaurant have 1 parking space for every 60 square feet of
floor area plus an additional 1 parking space for every 25 square feet of bar area (as a Class
III Restaurant serving liquor). This requires 94 parking spaces with the outdoor patio and 85
spaces without the outdoor patio. It requires 79 spaces without the bar area or outdoor
patio.
• The Code requires that the existing Perkins Restaurant have 1 space per 100 square feet of
gross floor area (as a Class I Restaurant). This requires at least 48 parking spaces on site.
• Since the existing site has 71 parking spaces, a Class III Restaurant cannot operate in this
building without a variance of at least 8 spaces. With the 3 additional spaces added by
moving the trash enclosure,this would still require a variance of 5 spaces.
• The applicant notes that it is very difficult if not impossible to meet the parking requirement
while revitalizing this existing restaurant into a new restaurant with a liquor license because
the bar area of the restaurant requires a higher parking ratio, the existing restaurant does
not currently include an outdoor patio, and there is not any space to expand the parking lot.
• The existing seat count at Perkins Restaurant is 164. The proposed seat count for the new
restaurant is 144 including the outdoor seating.
• The City has not received any complaints of parking shortages at the Perkins Restaurant in
the past.
• The applicant notes that some surrounding municipalities count outdoor patio seating
differently than regular indoor seating for minimum parking requirements.
� Planning staff intends on reviewing all off-street parking requirements in 2019, including a
methodology for calculating outdoor seating, as an implementation step to the
Comprehensive Plan update process.
• This area has been identified in the Comprehensive Plan as an area for future growth and
change due to its proximity to new development to the west and commerce in the town
center to the east.
• The area has also been identified for bicycle and pedestrian improvements. A sidewalk will
be constructed on this property (along 7th Avenue) in 2018 and on-street bicycle lanes will be
constructed on 7th Avenue in the future.
• Variances were received for this property in the 1970s to build the parking lot within the
front yard setbacks along 7th Avenue and Olson Memorial Highway.
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 utilization of this existing restaurant building for a Class III Restaurant 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 City parking requirement for Class III Restaurants (particularly concerning
outdoor patios and bar areas) in conjunction with site conditions constitute a practical
difficulty that is unique to the property and not caused by the landowner.
3. And the variance, if granted, must not alter the essential character of the locality
The proposal would not alter the essential character of the locality since the existing building
is being utilized for another restaurant use. This area is comprised of mostly commercial
properties in an area currently under transition to a more walkable and bikeable area of the
city.
Additionally, staff assesses whether other options are available to meet the applicant's needs
without requiring a variance. Staff worked with the applicant to explore ways to provide proof of
parking, but there is not sufficient green space on the lot for this option.
The applicant could open a Class I Restaurant (no liquor license), but this is not a practical option for
their business plan.
The plans that the applicant originally submitted to the City included a much larger patio, larger bar
area, more seating, and the removal of 11 parking spaces on the south side of the building. The
applicant inquired with Red Lobster at 8900 Golden Valley Road and TruStone Financial Credit Union
at 605 Boone Avenue, but these property owners were not interested in entering into a shared
parking agreement at this time.
Lastly, staff assesses whether the applicant has requested the smallest variance necessary to meet
their needs. The applicant could operate as a Class III Restaurant in this location without a bar area
or outdoor patio, but this would still require a variance of 8 spaces even if the bar area and patio
were removed from the plans. However, the applicant intends on moving the trash enclosure in
order to make room for 3 additional spaces. With this improvement, a variance of 5 spaces would
still be necessary.
The Planning Commission reviewed the application for a Conditional Use Permit for this proposal on
February 26, 2018. The Commission voted 5-1 to recommend approval of the proposal. That
approval is conditioned upon the BZA's decision about the parking variance. If the parking variance
is approved by the BZA, the public hearing for the Conditional Use Permit will occur with City Council
on April 17, 2018. If a variance is not approved by the BZA, the applicant will be asked to return to
Planning Commission in April with an alternative proposal.
Recommendation
• Staff recommends approval for a variance of 20 parking spaces off the required 94 spaces to
a total of 74 parking spaces.
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February 20,2018
Emily Goellner
City of Golden Valley Planning Dept.
7800 Golden Valley Rd.
Golden Valley, MN 55427
Re: Latitude 14
Shea Project No.:7833.00
Dear Planning Board,
Since we submitted our drawings in the middle of January,we were told that there was an error on how our parking
calculation was completed, so we have updated the calculation as requested and have resubmitted new floorplans and
site plans for review.
On behalf of Tarique and Ann Ahmed, new owners of the former Perkins location at 8806 Olson Memorial Hwy,we would
like to formally request that you consider approving a variance for the total number of required off-street parking spaces at
this location.Ann and Tarique purchased this property to remodel the existing building to a very high caliber. It will still be
a full-service restaurant but it will be called Latitude 14.They are intending to serve beer,wine and alcohol here,so as far
as we understand,we are going from a Class I (traditional-no liquor)to a Class I11 (restaurant w/liquor)restaurant
according to your Zoning Code. Per the code,if we have a small patio as shown in our submitted site plan and floorplan,
we are required to have 94 parking spaces.The current parking lot has 71,and we are willing to move the existing trash
enclosure to gain an additional 3 spaces,giving us a total of 74.We are requesting a variance of 20 spaces,which gets
us from the required 94 spaces down to what we can fit on our property(74 spaces).
We have looked at the current setbacks,and we cannot add additional parking on our site.The side yards are the
minimum 10 ft,and we have(2)front yards which have 35 ft setbacks(both of which have existing approved�ariances
from Perkins in place which allowed them to build additional parking within), so our site is maxed out as far as how much
we can build.We have also reached out to all of our neighbors to try and make a shared parking agreement deal, and
unfortunately none are interested. 7'h Avenue South,which is directly to the north of us does appear to have enough width
where street parking could be utilized, but we are told that we can not use any spaces on that street to count towards our
required off street parking calculation.The main issue here is that Perkins was a Class I restaurant,which has a different
parking calculation than a Class III restaurant, and because we are hoping to get a liquor license,we no longer have
enough parking spaces on this site.Therefore,we are coming to you for help so we can remodel this property and run it
the way the owners intended when they purchased it.
Below includes several points that we would like to have you consider in your review of this variance.
1. The City of Golden Valley Zoning Code does not give clear guidelines with regards to parking requirements for
restaurant patios. In addition,the city does not have enough restaurants with patios to be able to measure the
true need for number of parking spaces for seasonal patios.
a. Shea designs a lot of restaurants,and in our experience, in the summer,guests sit outside,and in the
winter,guests sit inside.Therefore, patios should not be included in parking calculations because it is
an either or scenario, not both. Even the Met Council only counts patio seating as 1/4 of a full indoor
seat because it is seasonal and they most likely are in agreement with the above reasoning.
b. Other neighboring city parking requirements:
i. The City of Minnetonka does not require any additional parking for restaurant patios,you count
the interior squarefootage and they disregard the e�erior. (9 space per 50 sf of gross floor
area or 9 space per 2 seats, whichever is greater, but they don't count patios)
R:V800-7899\7833.00 LAT 14-NEW RESTAURANT CONCEPTPLOTS\01-19-18 Planning and liquor license plans\02-19-18 ALTERNATE OPTIONS\letter to planning board 02-20-
18.docx
ii. The City of Saint Louis Park does not require any additional parking if a patio is less than 500
sf. (which is the size of patio that we would hope to build and that is shown on our site and
floorplans for your review)(1 space per each 60 sf of floor area, and parking will be required at
the same rate as the princip/e use for that portion of outdoor seating area in excess of 500 sf
or 10%of the gross building area, whichever is less, but if the patio is less than 500 sf,it is not
counted)
iii. The City of Edina requires parking spaces equal in number to 1/3 of the maximum seating
capacity, plus 1 space for each employee on the major shift. If we were to go by this
calculation,even if we included the patio,that would be only 63 spaces required.
2. The City of Golden Valley's parking calculation is 1 per 60 sf of gross floorplan area and the bar area is
separated off as 1 per 25sf. Here at Latitude 14,the bar area requires 11 spaces according to the calculation,but
we only have 10 bar seats.This means there is more than 1 parking space per chair at the bar.We do not feel
that this is realistic.Latitude 14 is not a bar, it is a restaurant.At the owner's current restaurant location in
Brooklyn Park,guests sit at the bar and have a drink before dinner or sit and eat their dinner there.We are not
expecting 2-3 people deep standing around the bar like what we think this portion of the code is trying to guard
against.The intention of the bar in this restaurant is for guests to be able to make alcoholic beverages for guests
to be able to have with their meal at the table.
3. Our indoor seat count is 108. Perkins seat count for the same gross sf was 164.And yet,the parking calculation
says that because we will be serving alcohol,we are short parking spaces even with 35°/a less seats.
a. If we average 3 people per car,we would need a total of 36 spaces.
b. If we average 2 people per car,we would need a total of 54 spaces(even if we add 15 spaces for each
employee to drive separately during the busiest time of day,we only would need 69 spaces).
c. With our modified site plan,we show 74 spaces,which yre believe is sufficient to accommodate all
guests,employees and seasonal patio seating.Some families of 4 will drive together,some tables of 4
will all drive separately.We believe a count of 1 space per 2 guests is reasonable,plus 15 spaces for
employees,and not counting the patio because it is seasonal-that would give us 69 required spaces
and our 74 spaces would be enough.
What will we do if there is not enough parking and we have a very busy night?We believe that we should have sufficient
parking for all of our guests and employees based on the reasoning above, based on our occupant load/number of seats
and based on the owners experience at their other restaurant. 7t''Avenue street parking could be our overflow parking if
everneeded.
At Lemon Grass,which is the owner's other restaurant location in Brooklyn Park,they share 69 parking spaces with a
11,000 sf grocery store and there is sufficient parking for all of their guests on a daily basis. On some Friday and Saturday
nights during dinner service when they are very busy,guests park on the street for short periods of time until the grocery
store closes at 7pm.After 7pm when the grocery store is closed, Lemon Grass has never had any problems not having
enough parking spaces. Lemon Grass has a total seat count of 105 including 10 bar seats,so it would be very similar to
what we will have here at Latitude 14 but we have over 69 spaces just to ourselves at all times.
Is Perkins using all of the parking that they have and are there ever any parking shortages?Not that we have ever seen.
The owners and I have been there several times and we have never seen the Perkins lot full,so there appears to be
plenty of parking within the 71 spaces that they currently have to serve their 164 seat restaurant.
We look forward to discussing any comments or concerns you may have.Thank you for your consideration.
Sincerely,
Erica Freeman, Project Architect
Shea, Inc.
R:V800-7899V833.00 LAT 14-NEW RESTAURANT CONCEPIIPLOTS\01-19-18 Planning and liquor license plans\02-19-18 ALTERNATE OPTIONS\letter to planning board 02-20-
18.docx
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`Po de�i►on���#e��cr�4�rc��i--�e�u�s�+�v���������vi#�-1�%li�r�esc�ta�tat���f�ts 4b2.�57;�I$as�e responi�to the#oitcswfrr�ques��r�s,
Explain the need for your variance request and how it wil)result in a reasonabie use of the property. �
--WG CannoF kunc a I��va� 1�c.tnst� or re�.+�ro cr► �tv,ta pwpu�j w�'ha�' ��t van�n�
�'v,t� jusl' w��n} � �*�''� �,�u �rorc.vly as a retfu.�nt I�k�e. * �'i� ts u.Vre�.� vxd �°�J
J t ���'L' }'° strvw atla+h ol ah hatic a r nMc11 �a.h'o �.f. k i+�bli �t+ �x d t'w►n9 tN.
St,i�►�►^' wlovlths °�WJ�
What is unique about your property-and how do youfeel that it necessitates a variance? � ' '
_�}. � �,ad�,� �. v�s�ua•va.r►1' o;nd jvsrbcu��c wc, wrx.�f to r*� alcet�ql#r ti�-, uw �
,�, Wvig�r t�aw �ov9ti a ccovrlu+c to ft�. 7,0� Ucl... tkw�.ver, we+
�,�, a �d- fa� rr��f��r�w•t � Yar, sc if-wa� q� any aG�f��+,c�
�tnan �cvk.i►�i�c da�.
Explain how the need for a variance is based on circumstances that are not a result of a landowner action.
-i�. �° I�tutvS� -t�w- Zonw!j Wole. ��. �y+ox Sfwhc�r�f ,h . r*rtr�✓ztnt�_ ti�l" lu�x�. I��,i�vr
a,,,d ih5 ne t r,lcc�r �► a,h��' p' N et -to wc.�f�- Pa.r�o a+�c.a �{y,�,�- wr �c. In nt.cd �
fi�s ucw,'u,nw
Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole.
.. -�vw pwpol�td VaM'a..�wr �^'Pld v�o/� ,�.Lfw �'hs r.�Knb's+./ �a�,tN4- � ewr wt,fyhiw`kooal
� oy. �,td,�; t,tr.�t,� -���i�i a ��ow •,rc�r�sa+a,tl. pa.no, w�'�� J�cn�cF,'t 1'�- rt�q�,Ji.av�awn.�» -n�ai� � � .
; � ��F � ��,�� i� �. a+�� h�e.K, �a�tas a►:d wc -f�un,k. i+�. t�sto�e.,n w,�/. lavc ir.
. p,�, ,�an fi�a,r� natbw� w;d ,, �G�r►�, �a4; w�'l/ .th�'� f►� a.,cdl�a�r�.►1,Y- �t,r �`l��J ��5.,
. :. .. j�r : �► it ��u �� a ;h�'�.a.�' o� , wr arc nct anl�'ura�ri� �c,�' :ikr�r, n � ' K.vrr�
: W�'�, a,ir . � .�jutu.t sbw✓t'. 3F i t .��tf �► pyei�tRrn., ��►-; � Gvs�y, p�,,� 'a.- �
n►�v►r, 9.,�SK t,� pa�k-" A�i n� d`vu.f F►'' a w� �,'1,c, ao r�c4�L �7?Ja, /�yt,�
` .. . � � . ,. ' . . . � ' ,. . • , .. �. . . • � � . . , : ..i. .
, . ... . . . . . . 7 . �, . . ... �' .
Planning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 ��/�tY�,�
763-593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gov � planning@goldenvalleymn.gov �olden
valley
� • • • - . . - . - .
The City requests that you consider all available project options permitted by the Zoning Code before requesting a variance.The Board
of Zoning Appeals will discuss alternative options to seeking variance with you at the public hearing.Please describe alternate ways to
do your project that do not require variances from the Zoning Code. � �.ty„u, �,�,
—wG ha�rv Yta.r.ln,cd our -t� 1oot�h �, �,otRsrt.r d,noi ?wcrorv�- fl�- p��� a9u.ur�s+.Xs
1Y1�� OV�' �i'hid �1`�'►� 1'b -1� f1w nW1'h '1N�SI'1�" i'V1AJt WG �v�d UK� Gle Ot'a'f���✓
�' ,�y,�,�,�, � a� st►�ccl' f�''� °bb '� � Avr' �
�F bv� r�-��t, r�t' v�rt. aM.,Roa �lawrd t� W�t ir �w��+-alr o►w� wbv�r�.rl � °d PuM�-ti'� sPacuS
.- ,,,r� atso W d v�d we t' bc a,bt�► -h g• to �w ��u� .kcww►� K"� ab 7'�' kw ('v a p aMting
,�,
ti�ww►urx' l�c.ui�'�t a lrrcwt+w� 1s 9ot�'►g -1�+�.. "�'1'��s s1rN,Mw �d 1'r+ty w�l bc� 6�tr,� a„y
�''''�+! p°wt�"►� .sio�a� aQ.v�.�d�.Y
. � . � .
� ,C�t'�"en#surar+�y of;y�ur p�operty>,rncFucling prespesec��ticl�tion and nev�proposed build�ng ancl�tr�ucture setbacks(a copy of Galden
Valley`s survey re�uiretnents is�av�ilable upo�reqta�st;-�pplication corssid�red;incaritp�ete�ifhouf a current prop�r�y st�ra+ey�
�On�eurr�rtt eolo'r.phtitogtap�of th��re�affected by the pro�asec�variance(attach a prinfec!photograpli'to thfs ap�lic�tion ar
email a-cligi#a�image`�o plannin�{�a gc►{clenvall,eymn�av;submit a;ddi.tional phatag�ap�s as needed} . '
��ee�$2�0 app�i��tion fe�`fo�S+n,�#e-�'�rsiily�i�xid�ntiaf,��bo.,app�ication.fee for�t�oth�r�on"rng C7lstric�s
l.eg�►I�+es+�r���iQr�,�x�ct legal descriptian of the land invtslve�l in tF�is app'licatian�atta�h a separate shset if riecessary}:
. �
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): �
Signature of Applican}; Date:
Authori�ed Repre�n#atia�e tif a#her�han applicant)
Name(please print): �C� ��^��'��l
Sig�ature: �n"�✓ Date: �5 l�
Praperty Qwner{if other than applicantj :'
Name(please print):
Signature: Date:
Please note:The City of Golden Vafley wil�send notice of your variance request to all adjoining property owners as we(I as owners of
properties clirectly across streets or afleys. Your neighbors have the right to address the Board of Zoning Appeals at your public hearing.
You are advised to personally contacf your neighbors and exp(ain 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(fT'!:763-593-3968)to �
make a request. Examples of alternate formats may include large pnnt,electronic,Braille,autliocassette,etc.
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Date: March 27, 2018
To: Golden Valley Board of Zoning Appeals
From: Emily Goellner, Associate Planner/Grant Writer
Subject: 7210 Harold Avenue
Nathan lones, Tollberg Homes, Applicant
Introduction
Nathan Jones of Tollberg Homes, property owner at 7210 Harold Avenue, is seeking two variances
from the City Code to construct a new home. The applicant is seeking the following variances from
City Code;
__ _ . ,
; Variance Request 3 City Code Requirement
� � � = Section 11.22, Moderate Density Residential Zoning ;
The applicant is requesting a variance of 5 ' District, Subd. 11(B) Height Limitations: The
feet over the 28 feet of height allowed for ' maximum height of pitched roof houses is 28 feet,
a total height of 33 feet. ; measured from the average grade to the mid-point
i of the highest pitched roof.
rv��rv�� �-������--� � Section 11.22, Moderate Density Residential Zoning
The applicant is requesting a variance of
' 10% off the required maximum garage � District, Subd. 12(C) Maximum 6arage Width: The
' width of 65% of the dwelling's front � Width of the front wall of a garage, whether
� attached or detached, shall not exceed sixty-five
' fa�ade to a garage width that is 75% of the � o ,
dwelling's front fa�ade. percent (65/) of the width of the dwelling s front
_ � fa�ade __ ;
____ ___.... _ __ _.
Background
• The lot is 18,505 square feet and located in the Moderate Density Residential (R-2) Zoning
District.
• The applicant is proposing to build a new 2-story single-family home with an attached tuck-
under garage.
• This property was recently subdivided from 1 lot into 2 lots. The existing home has been
demolished. The address of that home was 7200 Harold Avenue.
• The footprint of the proposed home would be 32 feet wide and 56 feet long. The proposed
home would be approximately 3,534 square feet. This includes a 2-car garage, which would
be 24 feet wide and 24 feet long. This is the standard size for a 2-car garage.
• The applicant notes that the grading of the lot necessitates the use of a tuck-under garage
and the topography constitutes the need for the variance to the maximum height
requirement.
• The applicant notes that the proposed garage is the standard size and the width of the lot
limits the ability to meet the maximum garage width requirements.
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 that while the topography of the lot necessitates the use of a tuck-under
garage, the proposed home includes 2 stories above the tuck-under garage. Therefore, the
topography does not necessitate the need for a height variance. The lot is approximately 330
feet long and there is a significant amount of buildable area. The lot is 56 feet wide, which is
sufficient for the construction of a new home without the need for any variances and
therefore does not constitute a practical difficulty.
3. And the variance, if granted, must not alter the essential character of the locality
Staff finds that a tuck-under garage would not alter the essential character of the locality,
but 2 stories above the tuck-under garage will have an imposing visual impact on the
character of the area. The applicant is aiming to minimize this impact by building the home
into the hill on the lot so that the home does not appear so tall. Additional design work and
changes to the grading at the front of the house can be done in order to meet the height
requirements and further minimize the visual impact of the new home.
Additionally, staff assesses whether other options are available to meet the applicant's needs
without requiring a variance. The R-2 Residential Zoning District was designed for smaller homes on
smaller lots when compared with the R-1 Residential Zoning District. The applicant is seeking
variances for a home that would be appropriate for the R-1 Zoning District, but not the R-2 District.
It is possible to build a 24-foot wide garage on this property, but the top story would need to be
modified in order to meet building envelope requirements. When the R-2 District regulations were
designed, the building envelope and garage width requirements were considered important
components to preserve and enhance the character of homes in the District.
Lastly, staff assesses whether the applicant has requested the smallest variance necessary to meet
their needs. It is possible to reduce the size of the variances requested, but that has not been
proposed by the applicant.
Recommendation
• Staff recommends denial for a variance of 5 feet over the 28 feet of height allowed for a
total height of 33 feet.
• Staff recommends denial for a variance of 10%off the required maximum garage width of
65%of the dwelling's front fa�ade to a garage width that is 75% of the dwelling's front
fa�ade.
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Pldnning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 city of
763-593-8095 � TfY:763-593-3968 � www.goldenvalleymn.gov � planning@goldenvalleymn.gov golden
PLANNING APPLICATION valley
• • • • - . . -
Street address of property in this application:
� 21 U G�n I� /�-P� u.-�.
. .. • • .
Name(individual,or corporate entitiy):
� ��6�. �,Ml,
Address:
/�a� �f� �4�L .��,�� �� .�f3� 3
Phone number: Emai)address:
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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:
�/✓�C a.� �e� r.ctfri� .c �/'a.,'e�c� {-�.�. a-h,e� �ie�fl,f s�- �'ht. /,n..�� , Zo•.�►J .e���.rs
a.�f� d.nG( M/'� a�c /'°E'uc✓�,� 33� �l✓G s�.� �,r�wef�--nj .,n sG�d�i'�:v.ic� Va/r�int`
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Gr� W�- a�t /'CL k e,/t'ti} 7J /d `
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:
3s3�� �:�;���t s� -��- s a� 3 �� �o..,,�. -,-�� ��.��,� ,s ay' �,fd�
a..�( t'� 4QMt ;s 3a ` w.�d L.
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
• • • � - . . - . - .
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 prope/rty.
('t{.- yr�ta��s O�f �1'�t,L !•7�' rICC ,[SSi`fa�E, f'�.e, u fe� pT' Ci 'ht�lC. u.�t,�cr�
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,�,��►�c� �hwo rf� ��.j�T' 7' � �'��j c. t✓
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,���,��y �,� �.�.� w , �
u,;�.. ttic. �cn�- sl�a�� 6,.•`lol��} r.i1✓��s�.
What is unique about your property and how do you feel that it necessitates a variance?
7'�� -fyo e� -��t <i.�// s, fti� p�oP���y ;z /y' a6ov� �- �P o� cK�/,
�� ��' t�t C'/ � �,y'OL b..����1 �p�+t1 B� G.'��t/` .�i�G w�.G� /J/s�.6t�J tA-1
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'�/�o-.. do:ti4 /�+RsS yd-,td%1�1 -l-U' GL,u.�9c ?�+<- P.�G✓aT,�ns.
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Explain how the need for a variance is based on circumstances that are not a result of a landowner action.
�rfs fik'L G���'°'� �,G'y,.tiJ� of th2. lot ��+a�l' ;.s �'�`�- u.l�','�s�� cQut�
p'f 0 u� (/�a�%a n�e r'G�U�.P�.
Explain how,if granted,the proposed variance will not alter the essentia)character of your neighborhood and Golden Valley as a whole.
�l/L ��,e./ f�� �oMe, �i�l' rtrG�- �li�� 4i°Pta� a-,�! wo�l�( �ic �
yoo�t a�d.�,b., t• ��< <, �-�. .f Go���-� V4/��y, -r'� g�.���.� ;s „e�—
D crG r'v stiP�,a r:y G/� G'1 �uG '1�^e�r P/�.c v�t.���°^ w�S:G� i�t 't�z ���'ie�
o� a'�c.- zo�,�.J ��de .
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 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.
� �'�u��s �f �'h� ��..��' ���ci'f ✓�'I-� /'c�f�•h,'�} wal/ff r-cdK�,G.
��j�l f" �' 9 �04tG
,/�(�L lJ,�-c� ad�' �'�^� i-o+�� /ict��b•✓ ��. S[.w��; �ol y✓,'(�e✓t ��
/
. e • � ,
� 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@goldenvalleymn.gov;submit additional photographs as needed)
� Fee:$20o application fee for Single-Family Residential,$30o application fee for all other Zoning Districts
�' Legal description:Exact legal description of the land involved in this application(attach a separate sheet if necessary):
. •
To the best of my knowledge the statements found in this application are true and correct. I also understand that unless construction of
the action applicable to this variance request,if granted,is not taken within one year,the variance expires.I have considered 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 prin4): �a��"'< <�u��S �fia��t�C/y �Te.�+•f
Signature of Applicant: � Date: 3-q l�
Authorized Representative(if other than applicant)
Name(please print):
Signature: Date:
Property Owner(if other than applicant)
Name(please print):
Signature: Date:
Please note:The City of Golden Valley wil(send notice of your variance request to all adjoining property owners as well as owners of
properties directly across streets or afleys. Your neighbors have the right to address the Board of Zoning Appeals at your pub(ic 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,audiocassette,etc.
- - - - - - Located in the SW 1/4 of
� , , , i n n �� n �n ,�, � Sec. 32, Twp. 11B, Rge. 21
�-r n It'� i v�/, �-
� i i—il ��_ �11v�7vvi i i
R=11534.16, Certificate of Survey for:
�-56111 3 TOLLBERG HOMES
o � House Address:
_ �
� I 5 Harold Avenue, Golden Valley, MN
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oo�Denotes Proposed Contour m � ° 9oR� � 0 24o i i2�o I J'�"
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µ ° 897 6 �� �
`?�. Denotes Existing Contour �tW� �yg I i taz s D 3� L�
°�' � �/�
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� DRIVEWAY Q°�� �
"�YD Denotes Existing Hydrant 90� � -..,_� Q��° � _ _._. ���
I ......._...„.�_j
� Denotes Existing Electric Box e:89a � � � � �, Sga�
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� Denotes Existing Television Box"��°'� �-I 7 - �' I-� LEGAL DESCRIPTION:
.
0 Denotes Existing Telephone Box =a; g9$ � I s Lot 1, Block 1, LIONS PARK VIEW,
_
� Denotes Existing Light Pole �' g9� - � � He1111ep111 County, Minnesota
eW:
So Denotes Existing Service 5 � fi — J
o Denotes Existing Curb Stop ' �0 894 0
x 000.o Denotes Existing Elevation
x goo.o Denotes Proposed Elevation - J6.�� �S PROPOSED BUILDING ELEVATIONS
- Denotes Direction of Drainage 89°36' 8"W�
TB Lowest Floor Elevation: 89$•�
— Denotes Drainage & Utility Easement � ts.s� ° 7op of Foundation Elevation: 906.0
(per recorded plat)
—� Denotes Iron Monument ��" � Garage Slab Elevation (at door): 897•6
891.8 892.1
TC O TC
Bearings shown are assumed sMH
GRAPHIC SCALE � � � C�/�/ � � ' 'r-n i� �r- 1. Contractor must verify sewer depth.
�7i—i i � U�_U i i v �_i v lJ�_ 2. Driveways shown are for graphic purposes only. Final driveway
0 15 30 6�
design and location to be determined by owner/builder.
3. All building foundation dimensions shown on this survey
include exterior foundation insulation widths, if applicable.
�IN FEET) Refer to final building plans for foundation detaiis.
(11x17 sheet� 4. House to be staked at a later date.
1493 7129.001 MDB
Carlson I hereby certify to Tollberg Homes that this survey, pian or report was prepared by me or under my direct supervision
and that I am a duly licensed land surveyor under the laws of the State of Minnesota.
MeCain Dated this 13th day of February, 2018.
Signed: rison McCai Inc.
ENVIRONMENTAL � ENGINEERING � SURVEYING
3890 Pheasant Ridge Drive NE, gy;
Suite 100, Blaine, MN 55449 T omas R. Balluff, L.S. eg. No. 40361
Phone: 763-489-7900 Fax: 763-489-7959 Peter J. Blomquist, L.S. Reg. No. 51676
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Date: March 27, 2018
To: Golden Valley Board of Zoning Appeals
From: Emily Goellner, Associate Planner/Grant Writer
Subject: 400 Ardmore Drive
Rodney Haas, Applicant
Introduction
Rodney Haas, owner of the property at 400 Ardmore Drive, is seeking a variance from the City Code
to build an addition on his property. The applicant is seeking the following variance from City Code:
,. _ �_._ .__ _ ��_ _.._.. �________._. _ ._.__.. �_ ____ -,
' Variance Request � City Code Requirement
'i The applicant is requesting a variance of ' Section 11.21, Single Family Zoning District, Subd.
' 10 feet off of the required 25 feet to a � 11(A)(2), Rear Yard Setback Requirement: the
; distance of 15 feet at its closest point to ' minimum rear yard (north) setback requirement is
;
the rear yard (north) propert line. � 25 feet.
;
Background
� The lot is 10,477 square feet and zoned for Single-Family Residential use.
• The applicant would like to build a screened porch addition on the north side of the home.
• The applicant would also like to build a patio on the east side of the home as well as an open
front porch on the west side of the home. These projects do not require variances.
• The existing 1-story home is 1,662 square feet in size (excluding basement space).
• The proposed screened porch would be approximately 14.75 feet wide and 16 feet long,
totaling approximately 236 square feet.
• Even though the home faces Ardmore Drive, the "true front" yard by definition in the Zoning
Code is along Beverly Avenue. The "true front" yard is the side with the shorter lot width.
The lot width along Ardmore Drive is 124 feet, while the lot width along Beverly Avenue is 80
feet.
• The rear yard of the property is along the north side of the property, since a rear yard is
always directly opposite from the "true front" yard.
• There is an alley on the north side of the property that is approximately 15 feet in width.
• The applicant states that the lot has unique circumstances: the location of the house limits
the ability to build an addition, the setback requirements are larger for corner lots than
interior lots, and the house does not face the "true front" yard.
• The applicant notes that this is the only location possible for any kind of addition. The
setback requirement on the east side of the home is a minimum of 12.5 feet. The home is
18.5 feet from the property line, leaving 6 feet of buildable area.
� The applicant notes that the screened porch would be located toward the northeast corner
of the lot and away from the street. It would be built to match the existing home and there
would be no impact on the character of the neighborhood.
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 expansion of the home with the construction of a screened porch 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 even though there are unique circumstances to the property that limit the
buildable area on the north and east side of the home, there is a possibility to build a smaller
screened porch to reduce the size of the setback variance request.
3. And the variance, if granted, must not alter the essential character of the locality
The proposed location of the screened porch may alter the essential character of the locality.
Neighborhood character may be better maintained with a smaller screened porch.
Additionally, staff assesses whether other options are available to meet the applicant's needs
without requiring a variance. In order to build a screened porch, a variance to either the rear yard or
side yard setback is necessary. Lastly, staff assesses whether the proposal requests the smallest
variance necessary to meet the applicant's needs. The proposed porch is 14.75 feet wide and 16
feet long. There is a possibility that the porch could be reduced in size or shaped differently.
Recommendation
• Staff recommends denial of the request for a variance of 10 feet off the required 25 feet to a
distance of 15 feet from the rear yard (north) property line.
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CERTIFICATE OF SURVEY
FOR: RICK STORLIEN
LEGAL DESCRIPTION:
LOTS 31&32, GLEIVWODD
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' ^ ��t�Lne� 17 2*1 �,�� ,I � Building 1,662 Sq.Ft.
�.T.� � � 4 ' s Patios & Decks 0 Sq.Ft.
� r.� `' .dax"�'+tr.�.word�g�j 8'4_6i65 i "8^6�b�{bsa Conc. Walks & Drive 879 Sq.Ft.
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� `���' Proposed � �; HOUSE � �i , ;, ~ Lot Area io,477 Sq.Ft.
h� Front „ � �-"�'�� �,
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o Denotes ;�on onument
• Denotes found monument
x o00.0 Denotes existing elev. SITE ADDRESS:
(000.0) Denotes proposed elev. 400 AROMORE DR.
' Denotes surfoce drainage GOLDEN VALLEY, MN
DEMARS—GABRIEL � hereby certity that this survey, plon or report was prepared by me or under File No.
LAND SURVEYORS, INC. my direct supervision ond thot 1 am a duly Registered Land Surveyor under the 14559
Laws of the State of Minnesota. Rev. February 7,2018 Book-Pa e
6875 WASHIN6TON AVE. S0. 9
SUITE 209 As surveyed by me this 5th day of Februory , 2p�g,
Edino, MN 55439
Phone:(763) 559-0908 �� Scale
Fax: (952) 767-0490 Dovid E. Crook Minn. Reg. No. 22414 1"=30'
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Planning � 78Ct0 Goiden Vailey ftoad,Golden VaHey,M�J 55427-4588 Gl�iyt�
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` � or�a no#ca�sd by#h+�lare�wner
• c!o r��t alte�the ess�t�#i�dt�ra�c#ar esf d�locality
'C� #rala l�sw yvur �c�p�+w+�h�ii�►na��e�a#uta+�b2';�7.�:�d�t��e�w'rr�qu .
Expl�in the ne�d for yaur vsrianca request and how it wil)r�sult in s reason�ble uae af the praperty,
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What is unic}ue about your property end haw do you fieel#hat it nscessitates a varia►►ce?
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E�lain how#he neec�for a v�rianc4 is based an clrcurnstances that are nat a rersuft of a landawner action.
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Explsirt hcw,iF gra�rtted,ther proposed verianc�wil!not�Iter tha�ssentiat ct�arect�r of your n�ighbcrhoad and Golden Vsll�y as a whot�.
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Th���:�requea��s l�tat you co�ider�tl�vai�able project c>p#�ans p�nitted by the Zoning�s�re bef4re r�questi�g a var�an�e,"Pi�r+e 8oard
+af�i�g,t�ppeats wr�1�tscass a#�e�rn�r#iv�op#i�rs�tta sae,�kin�g vpriartica v�ith you et the pubtic ha�irig.PI+�d�ur�+�r�r w,��s to
do� !!�t do�t��ra �n t#wr 3�C�d�r
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�zu�r r+�qui�n�rrts�is a+r��1,e u�req�a��p�� � " wi�r+aut s c�rt+��rtY s�rv+�'I
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7o Nae l�res#of my knawlec�e the stetements found'rn th'rs appiicatia�are true and carrect.l also understsnd thst unless constructio�of
khe sction applicsble ta thia va�tance requast,if granksd,is not tak�sn within one year,the variance expires.►have car�ssid�red ali options
afForded to m�thro�h the City's Zoning Gode st�feel ther�ia no alts�rna#e way to�chi,eve my ob��ctive sncept to seek o variance to
zon�rul�s and regulations.!give permissi�ot►f�rr Golden Yaliey staff,as wmmd{ars memb�rs o#the 6oard of Zoning Appeals,to en#er m}�
�COf�Qt'tY bY�OP@�1�}�U�}IK�l�dt`IP1&{O il'IS(>BC��F16 A('!e3��ECt�SI F�tI1IS fRtC�t!@St,Flease include psinted nart�.signature.and date for�p-
piicant,authorizad r�presentative(if o#1tt�r ihan�piicatit3,or property ovrct(if athor tf+�n applic�ant).
Nsre�w af tpl�a�prtnt)� � �-� '�
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properti�s dvectly across streeta or at�eys,Yaeu n4ighbors hav�the right to��##�e�t�`Zot��}A�at your publtc hearing.
You sau�advised to personplty cor►tact your rteighbors und explain ya�r�uaj�t#a#�ar� the,�blit
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Phy-si�c�l Developrner�t T���►�.rtm��lk
763-593-809�r 7'63-��3�s109{F�x)
Date: March 26, 2018
To: Board of Zoning Appeals
From: Emily Goellner, Associate Planner/Grant Writer
Subject: Presentation of the 2017 Board of Zoning Appeals Annual Report
Summary
Staff has prepared a summary of the 2017 activity of the Board of Zoning Appeals in advance of
the Commission's report to the City Council by the Board of Zoning Appeals Chair. The
presentation of the Annual Report will provide an opportunity for discussion between Board
Members and the City Council in 2018.
Attachments
2017 Board of Zoning Appeals Annual Report (12 pages)
"�''"'� Board of Zonin A eals
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2017 Board Members
David Perich, Chair
George Maxwell, Vice Chair
Nancy Nelson
Richard Orenstein
Rotating Planning Commissioner
City Staff
Marc Nevinski, Physical Development Director
Jason Zimmerman, Planning Manager
Emily Goellner, Associate Planner/Grant Writer
Lisa Wittman, Administrative Assistant
2
Duties of the Board of Zoning Appeals
The Board of Zoning Appeals consists of five (5) members that meet once a month if there are
any petitions pending for action. All members of the Board of Zoning Appeals serve a one-(1)
year term. A Planning Commissioner serves as the fifth (5th) member of the Board of Zoning
Appeals.
The Board of Zoning Appeals shall have the following powers:
1. To decide appeals where it is alleged that an error has been made in any Order,
requirement, decision or determination and/or interpretation made by a City
administrative officer in enforcement and administration of this Chapter.
2. To hear requests for variances from the requirements of this Chapter, including
restrictions placed on nonconformities. Variances shall only be permitted when they are
in harmony with the general purposes and intent of this Chapter and when the
variances are consistent with the comprehensive plan. A variance may be granted when
the petitioner for the variance establishes that there are practical difficulties in
complying with this Chapter "Practical difficulties," as used in connection with the
granting of a variance, means:
a. The property owner proposes to use the property in a reasonable manner not
permitted by this Chapter;
b. The plight of the property owner is due to circumstances unique to the property
not created by the property owner; and
c. The variance, if granted, will not alter the essential character of the locality.
3. Economic considerations alone do not constitute practical difficulties. Practical
difficulties include but are not limited to, inadequate access to direct sunlight for solar
energy systems. Notwithstanding the foregoing, variances shall be granted for earth
sheltered construction as defined in Minnesota Statutes section 216C.06, subdivision 14,
when in harmony with this Chapter.
4. The Board of Zoning Appeals may not grant a variance that would allow any use that is
not allowed for property in the Zoning District where the affected person's land is
located. The Board of Zoning Appeals may impose conditions in the granting of
variances. A condition must be directly related to and must bear a rough proportionality
to the impact created by the variance.
5. When either the City, Hennepin County or the State of Minnesota creates or worsens a
nonconforming setback or prevents or worsens compliance with the applicable parking
requirements by acquiring, a portion of a lot for a public improvement, the lot owner
shall be entitled as a matter of right to obtain a variance for the nonconforming setback
or parking condition so created or worsened.
3
,�;., ,
Totai Number of Variances Considered: 8
Located in R-1 Residential Zoning District: 8
� _ . __ _ __ __ _ _ _ _ I
,� BZA Requests by Type - 2017
� __ ___ _ _ ____ _ _ -- __ _____ ____ __ '
( 3 I_ _
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' Front Setback Side Setback Rear Setback Height Impervious Fence Height Accessory j
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■t Number of Requests i
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BZA Decisions, 2017
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4
TOTAL NUMBER OF PROPOSED PROJECTS
REUESTING VARIANCES, BY TYPE OF PROJECT -
2017
Shed,1
Garage,2
Paved Area, 1
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Home or Building
Addition, 1
5
Number of Variances Considered: 132
Located in R-1 Residential Zoning District: 116
Located in Institutional Zoning District: 14
Located in Industrial Zoning District: 1
Located in Light Industrial Zoning District: 1
� __ _ _ _ _ _ _ _ . __ _-,
BZA Requests by Type, 2013-2017
. '
Fence Height
Accessory Structure Height
Paved Area
Accessory Structure Size
Accessory Structure Location
Average Grade
Shoreland Setback
Articulation
Building Envelope
Height
RearSetback
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, �
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■Approved r�Denied �Tabled �
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TOTAL NUMBER OF PROJECTS REQUESTING
VARIANCES, BY TYPE OF PROJECT: 2013-2017
Parking, 1
Shed,3
Paved Area,7
Garage,22
Fence,2
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Addition,24
Deck, 16
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New Home or
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7
Types of Variances Considered
Variance Type Description
Front Yard Setback Requests to build structures within 35 feet of the front yard property
line in R-1, R-2, and Institutional Districts. Institutional Districts also
require that at least 25 feet be landscaped and maintained as a buffer
zone.
Side Yard Setback Requests to build structures within the side yard setback area, which
ranges from 5 feet to 50 feet depending on the type of structure and
the Zoning District.
Rear Yard Setback Requests to build structures within the rear yard setback area, which
ranges from 5 feet to 50 feet depending on the type of structure and
the Zoning District.
Articulation Requests to waive articulation requirement, which requires inward or
outward articulation of 2 feet in depth and 8 feet in length for every 32
feet of side wall on homes in the R-1 and R-2 Zoning Districts.
Height Requests to build principal structures over the maximum height
requirement, which ranges from 25 to 28 feet depending on the type
of roof and the Zoning District.
Fence Height Requests to build fences over the maximum height requirements,
which ranges from 4 to 12 feet depending on the location on the
property (front yard or side/rear yard) and the Zoning District.
Building Envelope Requests to build a structure beyond the maximum building envelope,
which is defined for properties within the R-1 and R-2 Zoning Districts.
This includes the 2:1 or 4:1 slope requirement when the structure is
taller than 15 feet at the side yard setback line.
Accessory Structure Requests to build a garage, shed, or other accessory structure in a
Location location that is not completely to the rear of the principal structure or
in a location that is not at least 10 feet from the principal structure.
Accessory Structure Requests to build a garage, shed, or other accessory structures above
Size the allowable limit of 1,000 square feet in R-1, R-2, and Institutional
Zoning Districts.
Accessory Structure Requests to build a garage, shed, or other accessory structures above
Height the maximum height requirements, which is 10 feet in the R-1, R-2,
and Institutional Zoning Districts.
Average Grade Requests to change the average grade of a property by more than 1
foot.
Shoreland Setback Requests to build a structure within the minimum shoreland setbacks,
which are larger than standard front, side, and rear setbacks.
Impervious Surface Requests to construct additional impervious surface beyond the
maximum allowable, which is 50% of the lot in R-1 and R-2 and 60% in
R-3 and R-4 Zoning Districts.
8
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