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10-22-19 BZA Agenda 7800 Golden Valley Road�Golden Valley,MN 55427 , „ """� 763-593-3992�TTY 763-593-3968�763-593-8109(fax)�www.goldenvalleymn.gov j��j�Q�j// �l! t�d�.�/ b 1 • �c� � I �'�T Board of Zoning Appeals ,� October 22,2019—7 pm Council Chambers REG U LAR M E ETI N G AG E N DA Golden Valley City Hal� 7800 Golden Valley Road 1. Call To Order 2. Approval of Agenda 3. Approval of Minutes September 24, 2019, Regular Meeting 4. 4400 Tyrol Crest Brock Peterson,Applicant Request: Waiver from Section 113-152, Screening and Outdoor Storage, Subd. (c)(1)(a) Height Requirements • 2 ft. taller than the allowed 4 ft. in height for fences in a front yard. Purpose:To allow for a 6-foot tall fence along Wayzata Blvd. 5. 1109 Winnetka Avenue North Trisha Fry and Mike Olson, Applicants Request: Waiver from Section 113-88, Single Family Residential, Subd. (f)(1)(c)(2) Height Requirements • 7.17 ft. off of the required 12.5 ft. to a distance of 5.33 ft. at its closest point to the side yard (south) property line. Purpose:To allow for a home addition. 6. 5410 Wayzata Boulevard Webb Golden Valley, LLC, Applicant Request: Waiver from Section 113-151, Off-Street Parking and loading, Subd. (b)(8) Design Standards • 22 ft. wide drive aisles rather than the required 24 ft. in the north parking lot area. 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. C€ty s��C�calc�ers V�II��y B�t� I�eg�l�r f���tir�g 2 t�ctober 22, 2d19— 7 pm 7. 901 Ottawa Avenue North Jacqueline Kantor, Applicant Request: Waiver from Section 113-88, Single Family Residential (g)(1)(a)Accessory Structure Location Requirements • The proposed pool would be closer to the front setback than the principal structure. Purpose: To allow for the construction of a pool. Request: Waiver from Section 113-88, Single Family Residential (f)(1)(b) Rear Yard Setback Requirements • 21.83 ft. off the required 25 ft. to a distance of 3.17 ft. at its closest point to the rear yard property line. Purpose:To allow for the construction of a deck. Request: Waiver from Section 113-152, Screening and Outdoor Storage, Subd. (c)(1)(a) Height Requirements • 1 ft. taller than the allowed 4 ft. in height for fences in a front yard. Purpose: To altow for a 5-foot tall fence in a front yard. 8. 1601 Noble Drive John Gabbert, Applicant Request: Waiver from Section 113-123, Planned Unit Development and Overlay Districts Subd. (c)(7)(c)(6) Private Streets • 2 ft. narrower than the required 20 ft. of street width. Purpose: To allow for the existing 18 ft. wide private roadway. 9. 1126 Florida Avenue North Dan Grossman, Applicant Section 113-152 (c)(1)(a)—Fences in all front yards shall not exceed four feet in height. Fences in side and rear yards shall not exceed six feet in height. The Board of Zoning Appeals will decide whether or not staff is interpreting the above language correctly in regard to the height of a recently constructed fence at 1126 Florida Avenue North. 10.Adjournment 7800 Golden Valley Road�Golden Valley,MN 55427 . ',x ' � 763-593-3992�TTY 7b3-593-3968�763-593-8109(fax)�www.goldenvalleymn.gov � ���en � . ��� 1 �� Board of Zoning Appeals ,� September 24,2019—7 pm Council Chambers REGULAR MEETING MINUTES GoldenValleyCityHall 7800 Golden Valley Road Call To Order The meeting was called to order at 7 pm by Chair Nelson. Roll Call Board Members present: Kade Arms-Regenold, Nancy Nelson, Richard Orenstein, David Perich, Andy Snope, and Planning Commissioner Andy Johnson Board Members absent: None Staff present: Planning Manager Jason Zimmerman and Administrative Assistant Lisa Wittman Approval of Agenda MOTION made by Perich, seconded by Orenstein to approve the agenda of September 24, 2019, as submitted and the motion carried unanimously. Approval of Minutes MOTION made by Perich, seconded by Nelson to approve the September 9, 2019, Special Meeting minutes as submitted and the motion carried unanimously. 840 Pennsylvania Ave 5 Morries 840 Pennsylvania Ave Re, LLC, Applicant Request: Waiver from Section 113-97, I-394 Mixed Use Section, Subd. (1)(b)(3) Side and Rear Surface Parking Setback Requirements • 9 ft. off of the required 15 ft. to a distance of 6 ft. at the surface parking lot's closest point to the side and rear yard property lines. Purpose:To allow for a surface parking lot to be closer to the side and rear yard property lines than allowed. Zimmerman referred to a location map and gave some background information on the property. He stated that Morrie's purchased the property in 2018 and received a Conditional Use Permit to construct an employee parking lot in January of 2019. Zimmerman stated that the existing parking lot setback requirement is 15 ft. however,the new Mixed Use zoning regulations have reduced the setback requirement to 6 ft. He explained that due to a delay in the adoption of the 2040 Comp Plan by the Met Council the new setback will not be effective until January 1, 2020, and that Morrie's is asking for a variance to construct a parking lot to the new setback prior to the effective date. 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 inclutle large print, electronic, Braille, audiocassette, etc. City af Gold�r� Vailey BZA Regular Meeting � September 24, 2019—7 pm Zimmerman referred to a site plan and stated that the proposed setback of 6 ft. will allow 81 parking spaces instead of 67 if they build the parking lot 15 ft. from the property lines. Zimmerman stated that the property was obtained for employee parking and the City approved Conditional Use Permit demonstrates that this is a reasonable use. Also,the delay in the approval of the 2040 Comp Plan has prevented the new regulations from becoming effective which is a situation not created by the landowner, and the proposed setback of 6 ft. would be considered conforming on January 1, 2020, so the essential character of the area would not be altered. He added that allowing the construction to proceed in a timely and efficient manner is the best option and that the variance would become unnecessary as of January 1, 2020, so staff is recommending approval of the requested variance. Snope stated that the aerial photos of the property show that the south side of the property abuts the neighboring property, but that the site plans show a space between the properties. He asked which is correct. Zimmerman stated that there would be a buffer on the south side of the property after the new parking lot is constructed. Snope asked where snow would be stored. Zimmerman said he thinks the intention is to use the area to the south or the corners of the parking lot to store snow. Philip Branson, representing the applicant, stated that currently the south side of the property is asphalt to asphalt with the neighboring property so their proposed new parking lot will be an improvement. He added that snow will probably be stored along the west side of the property. Johnson asked Branson if they are planning on keeping the mature trees. Branson stated that the existing trees are located on the property to the north of theirs. He said that they have no plans to remove any trees and will be adding 4 trees to the site on the north side of the property. Zimmerman added that the landscape plan was approved with the Conditional Use Permit. Branson said that they recognize the Code will be changing in January but they are concerned about the construction season. Johnson asked if there will be any public art. Branson said they don't have plans for public art but they are open to the idea. Nelson opened the public hearing. Seeing and hearing no one wishing to comment, Nelson closed the public hearing. Snope said the proposal complies with the 2040 Comp Plan so he sees no problem giving them the green light so they can get going on their project this construction season. MOTION made by Perich, seconded by Orenstein to approve the variance request for 9 ft. off of the required 15 ft. to a distance of 6 ft. at the surface parking lot's closest point to the side and rear yard property lines and the motion carried unanimously. City of Golden Valley BZA Regular Meeting 3 September 24, 2Q19—7 pm 428 Sunnyridge Lane Greenwood Design Build, Applicant Request: Waiver from Section 113-88, Single Family Residential, Subd. (f)(1)(a) Front Setback Requirements • 27 ft. off of the required 35 ft. to a distance of 8 ft. at a home's closest point to the front yard (north) property line. Purpose: To allow for the construction of new home to be closer to the front yard (north) property line than allowed due to the un-combining of two 40-foot wide lots. Request: Waiver from Section 113-88, Single Family Residential, Subd. (f)(1)�c)(3) Side Setback Requirements • 4 ft. off of the required 8 ft. to a distance of 4 ft. at a home's closest point to the side yard (south) property line. Purpose:To allow for the construction of a new home to closer to the side yard (south) property line than allowed due to the un-combining of two 40-foot wide lots. Zimmerman referred to a location map of the property and explained that it was platted (along with surrounding lots) in 1915 prior to any zoning regulations. All of the lots were 40 ft. wide and many property owners bought two lots and built one home on them which gave the appearance of 80 ft. wide lots, however two legal lots remained in place. He stated that with the demolition of the home, Hennepin County can approve a "lot division" to recognize the two 40 foot wide lots separately. Zimmerman noted that 428 Sunnyridge Lane is a corner lot and that one of the two 40 foot wide lots will also be a corner lot which means that a 35 foot front yard setback plus an 8 foot side yard setback means there would be 43 feet of setback required on a 40 foot wide lot which would make it unbuildable. Zimmerman referred to the Code requirements and stated that the front yard setback requirement is 35 feet which applies to both front yards on a corner lot. The side yard setback requirement is 10%of the lot width on the north side and 20%of the lot width on the south side and the minimum structure width requirement is 22 feet. He showed the Board several illustrations that showed the setbacks and the buildable area. Zimmerman stated that the staff analysis of this property is that the use of an R-1 zoned property for a new home is consistent with the Comp Plan, utilizing a 40 foot wide lot is reasonable, but the current setback requirements make the lot unbuildable. He stated that corner lots are not unique, but there are only a handful of 40 foot wide corner lots in the City. He explained that exceptions to the front yard setback used to be included in the Zoning Code but changes were made by the City and were not caused by the landowner. He stated that many other homes in similar situations in the neighborhood were City of Galden V�sliey �Zfi Regular Meeting 4 September 24, 2019—7 pm either built with the previous code exception or were granted a variance by the City with no impact to the essential character of the locality. Zimmerman noted that no other options exist aside from not building and the owner has the right to build on a legally platted residential lot. He stated that if the variance is granted as requested the width of the building envelope would be 28 feet. Zimmerman said staff is comfortable saying some relief on the north side is reasonable and is consistent with what has been granted for other similar properties. Therefore, staff is recommending a modified variance of 25 feet off of the required 35 feet of front yard setback to a distance of 10 feet from the north property line to match the home to the west. He added that staff is recommending denial of the variance request for 4 feet off the required 8 feet of side yard setback to a distance of 4 feet from the south property line. Perich asked if the landowner had to request the subdivision. Zimmerman explained that this is not a subdivision because the property is already two lots. It is a lot division done through the County. Perich questioned if the applicant requesting the lot division makes the variance request their fault. He asked if they could build one new home on the property. Zimmerman said they could build one home if the lots were combined, but it is already two lots and they legally have the right to have two lots. Snope asked how the existing house was built so close to the north property line. Zimmerman said it was probably built before there was a Zoning Code and that no variances have been granted to this property. Johnson referred to the proposed driveway location and asked if there is a precedence to make them use the alley instead. Zimmerman said that nothing prohibits them from getting a curb cut for a driveway. Orenstein asked about the height requirements. Zimmerman said the new houses can be 28 feet tall but they will have to step back once the height is over 15 feet. Doug Cutting, Greenwood Design Build, referred to the north lot and stated that on a typical 40 foot wide lot the setbacks are 8 feet and 4 feet and that is what they are asking for. He said what staff is recommending is concerning because that wouldn't allow for a garage and a front door on Sunnyridge Lane and with the height requirements it would be difficult to build. He said with the 8 foot and 4 foot setbacks it would be easy to comply. Johnson asked about the plans for the trees. Cutting said the buffer on the north is outside of the property lines. He added that if they are forced to put the garage in the back another tree would have to be removed. Arms-Regenold asked about the requirements for detached garages. Zimmerman stated that a detached garage could be 5 feet from the property line off the alley and that they may need a variance for that as well. City of Golden Valley BZA Regular Meeting 5 September 24, 2019—7 pm Nelson said her opinion is that she'd like to improve the housing stock and that a garage in the front is better than a detached garage to the rear of the house. Orenstein asked the applicant if there is a reason no alternative plans have been shown. Cutting said they have no desire to build a detached garage. Nelson added that there aren't a lot of options with this property. Johnson said that a 28 foot wide building envelope is desired but asked the applicant what the minimum building envelope could be. Cutting said anything less than 28 feet is challenging, but 26 feet would work. Nelson opened the public hearing. �` �� Bob Krussow, 411 Sunnyridge Lane, said he's ok with the staff alternative and would be ok if the proposed new house would match what is across the street, but he doesn't like what was originally requested. He said he is concerned about so much being squeezed into this area, but they have to look at the minimums that were set in the past. He said he prefers houses to line up and not have garage fronts be so prominent. He added that he thinks it would be doable to have a garage in the back. Jacqueline Day, Listing Agent, representing the owner, stated that the owner of the property passed away and left the property to her family. She said the owner wrote notes stating how happy she was to have two lots and she knew she had two lots. She said her main concern is that a 22 foot wide house doesn't make sense. It would be hard to sell, hard to design, and is not practical. Kristin Pavek, 513 Meadow Lane North, said context matters and that across the street is a walking area and two blocks down is Theo Wirth Park and that she has never felt where the existing house is to be invasive. Solomon Sanchez, 425 Sunnyridge Lane, said he would like the building envelopes to be as big as possible so something desirable is built. He said he is also concerned about the plan for the trees. Casey Pavek, 513 Meadow Lane North, said he lives on a 40 foot wide lot and their house is 24 feet wide. He said he would like to see simplicity and clarity around these 40 foot wide corner lots and for them to be looked at like interior lots. He said the density is of value to him and that having smaller lots is greener. Seeing and hearing no one else wishing to comment, Nelson closed the public hearing. Snope said that having learned that the existing house is two feet from the north property line he feels better about granting a variance. He said he thinks they have to allow some give and allow for more than a 22 foot wide building envelope. City of Galden Valfey BZA Reguiar Meeting 6 September 24, 2019—7 pm Nelson said she would like to see a larger setback on the south side. Zimmerman said that would be 8 feet on the south and 6 feet on the north. Johnson said there is going to be a change with this property no matter what and questioned their position on cutting down the white pine tree. Zimmerman said the Code doesn't prohibit removing trees and that the further away the house is built the better for the tree. Johnson said the second story will change the character and removing the tree will change the character and he just doesn't see a reason to further restrict the north setback. He said he would be in favor of swapping the 8 foot and 4 foot setbacks. Nelson said she thinks this proposal will alter the character in a good way and she thinks it meets all of the criteria they use when considering variances. Perich agreed but said he is not sure a 22 foot wide building envelope will help improve the housing stock. Snope said as far as character, narrow two-story homes seem to be the trend and seem to fit in. MOTION made by Nelson, seconded by Snope to deny the variance request for 4 ft. off of the required 8 ft. to a distance of 4 ft. at a home's closest point to the side yard (south) property line and the motion carried unanimously. MOTION made by Snope, seconded by Orenstein to approve a variance for 31 ft. off of the required 35 ft.to a distance of 4 ft. at the home's closest point to the front yard (north) property line with the condition that the applicant provide evidence in the form of documentation from Hennepin County that the two 40 foot wide lots have been separated prior to the variance taking effect and the motion carried unanimously. Snope asked if the Planning Commission is going to be looking at 40 foot wide lots. Zimmerman said the Council will be discussing narrow lots at their October Council/Manager meeting and the issue would go the Planning Commission after that. Adjournment MOTION made by Snope, seconded by Orenstein and the motion carried unanimously to adjourn the meeting at 8:27 pm. Nancy Nelson, Chair Lisa Wittman, Administrative Assistant �jgy(��' �'tjj � ��j.:,i�'. ��'&'� QN"� ��,�'�i�,qi ./ ��� � : � � . . . �.. � ��� '..rv.. q . .. � ��' 0�.�. �� . . . ..F., r . .. .. . T�"hy�i+cal ��v�el+�prn+�nt D+�p�.rtn�+en.t 7'63-593-sf1951763-s93-8'1 t�9��ax) Date: October 22, 2019 To: Golden Valley Board of Zoning Appeals From: Myles Campbell, Planner Subject: 4400 Tyrol Crest Brock Peterson, Property Owner Introduction The owner 4400 Tyrol Crest, Brock Peterson, is seeking a variance from the City Code to allow for a fence that would exceed the maximum allowed height in a residential zoning district. ' Variance Request ' City Code Requirement The applicant is requesting a fence height I § 113-152 Screening and Outdoor Storage, Subd. ' of six feet, two feet above the permitted i (c)(1)(a) Fences in all front yards shall not exceed max height for front yard fences in four feet in height. Fences in side and rear yards ! residential districts. � shall not exceed six feet in height. _ _. .. _ _ ,._ Background 4400 Tyrol was built in 1952. The lot fronts onto Tyrol Crest, but to the rear of the property is a frontage road for Interstate 394 (Wayzata Boulevard). For the applicant's purposes,this doesn't impact their use of the space as a backyard, like any other lot in the city. However, this sandwiching between Tyrol and Wayzata does mean the lot is treated as having two front yard/street facing boundaries. This complicates issues such as setbacks, accessory structure location, and screening height where the back yard now has to meet stricter requirements typically used for front yards. City Code Requirements The City imposes a maximum height of 4 feet for fences in the front yard of a residential property. This is laid out in § 113-152 Screening and Outdoor Storage, Subd. (c)(1)(a) of zoning code. This measure is taken for two primary reasons. One, it prevents fences from being so high as to block the homes themselves and break up the appearance and character of a neighborhood. Additionally, high fences are sometimes prohibited along street rights-of-way in order to preserve sightlines for vehicles, bicycles, and pedestrians. 1 Summary of Variance Requests As sta�ed, the applicant is seeking this variance in order to build a six-foot privacy fence along the side and rear perimeter of their lot. The variance is necessitated since the rear yard abuts a public right-of-way in Wayzata Boulevard. Since fences in front yards facing the street usually cannot be over fuur feet in height, a variance is required to build and install the fence. There are no other modifications or changes being proposed for the site. 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 not permitted by the zoning ordinance. Installing a privacy fence is a reasonable expectation and use of a residential property. While technically a front yard, the lot is somewhat separated from the road via a vegetative buffer of trees and bushes. In practical use, the space already feels like a backyard, and a six foot fence would not be out of place. 2. The plight of the lantlowner must be due to circumstances unique to the property that are not created by the landowner. While corner lots are fairly common in the city, very few lots face a street in both the front arid rear yard. The location of the frontage road and development were not decided by or set by the property owner, and instead they are trying to work�vith the city to meet their needs while accounting for the unique surroundings of the lot. 3. And the variances, if granted, must not alter the essential character of the locality. As mentioned, all homes along this side of Tyrol Crest, which have double frontage, also have a significant vegetative buffer between themselves and Winnetka. The property to the east of 4400 Tyrol already has fencing in the rear as well other accessory structures consistent with usage as a private backyard. A fence around this yard would be consistent with the pattern of the neighborhood of treating the rear yard as a rear yard, despite the presence of Wayzata Boulevard. Staff anticipates no change in the character of the neighborhood. Additionally, staff assesses whether other options are availabie to meet the applicant's need and do not require a variance, or if this variance represents the smallest measures possible while still meeting the stated needs of the applicant. In this case, staff believes that a variance would be necessary for a fence of this height, otherwise the applicant could move forward with a four foot fence. Staff also holds this is the smallest measure variance, which meets the applicant's needs. Recommendation Staff recommends approval of the request to allow for an increase in rr�aximum fence height at the rear of the lot from 4 feet to 6 feet. 2 w �� 4505 . .,.. -- 44Q9 1017 ���� �=„ 102 5 4102 Subject Property . , ..,: � �� . .. ���,r..�., .: . � . 1315 �� qqlp 1300 4121 4117 41114 1325 '��� 4330 4310 1Ja� 1320 �vrcJ; 1324 1345 4450 �'=���=t 1315 1340 1320 1340 43 3� 43 25 4315 13 23 13 70 1 4435 4415 ��,��p,'; 1410 1415 1401 1400 T134�5 43 20 P�r;G; 1420 : 45 20 '`� 1407 = 45 00 433 Q `r� 1404 1430 w 4424 43 40 .:>`�' 141 U '�'�. 1415 1406 4`�. 14A4 ��' ��� 4350 4325 = 1408 1410 �' 1423 4515 `�3' 1430 1410 1521 1500 4501 �����n,°;,, :. 1415 1445 4417 '`•'��-,; 4345 1431 _ 1510 4441 ''a° �3� 1440 1416 ;1, 1d25 1515 i505 4349 4324 1501 ;;- 1509 1 1520 1529 �'� 4312 1420 1439 1= 1530 ,�� 45244510443dq�p 4414 4321 4310 aso 0 _ �.�i��` 1545 145Q 15U0 ;;�. 45�J54535`�i25�1544d5 443 5 44254d15 4335�3�54315 4555 " valley PLA� � �VING APPLICAT' I � �( s � ' - ` • � . • . . - • - . he�STe�c, ��tC� (sw2u,�� ' �,.�4��11�TA. G��u.I.�JL�z.� �' �� � �-�'- �� �.� � � � � � > , � �. � y��------- /�\ � /' , ' � IS' �C1 � / ` �/ I (� �1 f9' ---- ------a � f I I � si ( ( ' �-------------- __ _ _---._______._. ( 2Z — I � ���' / �► Z.}a c.�g C' j / � �t---�--Fs � �-L I I � I NctfluG�es¢l Ct-i.iE.c P�aP�ZT� L�{-It 7y rZo tr G�tzS'j For Officiai Use Only Approved by Date � This document is available in alternate formats upon a 72-hour request.Please call 763-593-8006(TTY:763-5933968)to ; make a request. Examples of alternate formats may include large print,electronic,Brailie,audiocassette,etc. �' � r � "�a it�;� ri° �`"-'T �� 'Y`3 � g��":�,yS%9yF F'�Zj �' �,.�qtM � {�;� ;r+x ,�R .�s7t�.a•'�" �`2�; ��'.�' .�t 4i'"° ��`��'`�l f4 �• ,�V�` °�'q` �i k; ��g �" �r' � ( r '�+�i.:-` !y`y�a "�" M�.��..-a'��q. "*�"�'F�,� �� '�+tF��..., +*,y �,. �k '� Y. '�� �, _ r' �"''s �,w�` ,�,x. ',� � ��'- Y,�p �',� t ,y. w ,r '�� }' � '.x 2 �.� �� � x_;� k.�^'._ ���� r ��e''�'� , . . .ti1r 3� �."�� . . . �`�3�5 '�Q"�, � �, 4 4;c x,' -r�h �er-: � �''� � � .�-.�� ,� .�L `:�.'"� .;�+� �'���` . '�`m��^*i• .^m'4"`°,`�:�. .n..:�'rs.. +!".,,:�.r Fy ' . . �. . :i��,�.r'. ..�' � �',�,.:.�. ��.. ..�k, ry . :�r,.� . �5 ... . . , w'��'a6 a� °,l"a�t. - � RECEIVED CITY OF PLANNING APPLICATION G�LDEN�I���V .I • � • • ' . . StreEt address of property in this application: `1�i o O i`I���. C 2L S'r G t�l,��ci.d J 41 ' �I f 1�1 I'lQ • • • a • ! Name(individuai,or corporate entitiy): �3��c.tL_.�zT�-�-So�.t Address: -�_�v � __ _ _ ._,_� `�`loa � e�J� �,o�� `� �l�- �c ,J �i y i Phone number: Email address: ���' Authorized Representative(if other than applicant): Name: Address: Phone number: Email address: Property Owner(if other than applicant): Rlarr,e: Address: Phone number: Email address: • • • Provide a detailed description of the variance(s)being requested: �- wo�...�.� i._.��ce � g�.��7 l� C-cw.►cc- �-mz w....� 3Ac.�c.� R-G1 � wt-F�C.�� )g ca tisst�h2c,� � ��a►-�Y y a,c�� ,� i T s rr s �3�rti.� T� �� c�2ts T # ,a a.��,,�-�,� �SCS��C V P''Z�.l . -f 1-<< � �.��.�c� w«� 3r s�K �Cci rp��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 property: ► ti*c�� A �1 a-�,aoa c,t �3Y��t ,�....� t3 Ac.�.�,P�,Z� i S A�-1�,l�u.-� c.a,�s ,�c,�.t-1 ro �c a �2�►� y��.� Sc e A.�r � a z�P'c�1"+-� 3Ac.�S �� � w Ay � �d� �O u,.��t R�.� . " vall�y � � �► � - - � � Minnesota State Statue 462.357 requires that a property exhibit"practical difficulties"in order for a variance to be considered.Practical difficulties: • resuit in a use that is reasonab�e • are based on a problem that is unique to the property • are not caused by the landowner � dc: r�ck.=.�!�r th��.:;=,��ti:�! ch<�r:�cter cf the lor..a!'rty To demonstrate how your request wiil comply with Minnesota State Statute 462.357,please respond to the following questions. Explain the need for your variance request and how it will result in a reasonable use of the property. � n� ►..�Dr c �t-�a►-��r�N� �t PZ�P�Z��y , � woU �� ���c��-� ��x�: t-v �-t,..►�t �ti �-•.� �oc'x.�A-��._ What is unique about your property and how do you feel that it necessitates a variance? �-y PQDPCi2.T.-, ►��S t��cz ����.-� �w� '��o� y�s �s �T �I�� 3z�tna ry� � e.�L�s� 4, .,�a a7��.�p ►'zo�E'�c�-�� . Explain how the need for a variance is based on circumstances that are not a result of a landowner action. ) +-��lti(aN� T-t't� 1�tZ•�E �-1 S �� H�1V t bs�Lt I�1�'�-1-�l� EZ l-c� Tt�C �+Z-�Q�2-i`�, Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole. T1-a� C�N CC 1 4-�..- P�2aPaS ��c.f f� �S L\ �,2..b5-�""��b�--i�,.�.�.-� �s�S� J�IJ.'G �t� Lt�A-�2_ C-�(Cti. W 1`1 !{ P IZ(7��55 t Q r`.��L �IJS T �-CLl�T i 6�.l . �T c.J\Lt, p.1D7' A��.C:�' T1-�'C" C.W�.e�.GT�2. C��- ►1.�.�-t u��1 C-i1`�`'1�+.1�v'c�� O'C2. �n 6��1 v R U,G c,.� . t 1..1 C D�c..T �t,�.�-1 �.1.t'1 E t,�-1►�z1L �(,IZC.D-��'`i � �-�-5 0 ti.1 C_ � �rallev � � . : +� - � � - �� The City requests that you consider all available project options permitted by the Zoning Code before requesting a variance.The Board of Zoning Appea{s will discuss alternative optic,ns to seeking variance with you at the p�ablic hearing.Please describe alternate ways ta do your project that do not require variances from the Zoning Code. A h.1� ��C 1►Z 1--� H'�hF4��2 -T 1�/s� �1 a( �G� �Lt Q U t Q�1 �P- �(A-�2� qN(x . � A-t�ti w��Or1G t k3(,i S'L.,c.�-f .4. ��2v�sT rD �:��1w.:�.�e c�i�-1� � ►.s,atY�. � R-►..►� Piz�v ���, �A�x..yA.2J Sic.v,t��'�_ � e • � . O Current surver 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) 13 One turrr�n�cv�or p{�G�.�rap3ti oi iiie area a(iec�eti Uq tne prupo3ed varid�ice(aiLacn e prirrlecl piiotuge�ap��to i�irs appiieati�in or email a digital image to planning�a goldenvalleymn.gov;submit additional photographs as needed) O Fee:$20o application fee for Single-Family Residential,$30o application fee for all other Zoning pistricts l� Legal descriptian:Exact fegal description of the land invofved in this application(attach a separate sheet i�necessary): �.. _. �,,��. �. . �n... �,.. _,. , ,�,.._..., , r� ._ ,.., 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 ta me#hrough the Gity's Zoning Code and feel#here is no al#emate way to achieve my oh;ective exce�t to sePk a variance{o 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): lS�znG P' ' Signatcare cef Applicantc L1�}�: '1 .��. ZJ)`1 Authorized Representative(if other than applicant) Name(please print): Sigoature• Date: Propertp Owner(if o#6er than applicant) Name(please print): Signature: Date• Please note:The City of Golafen 1/alley wil(send notice of your variance request to a(1 adjoining property owners as wel!as owners of properties directiy across streets or alleys. Vour neighbors have the right to address the 8oard of Zoning Appeals at your public hearing. You are advised to persona((y confar_t your neighhors anc(exp(ain your project to them before the public hearing. �„�...��.�..�.�r�,,.�..�.,��> . �1 This document is available in alternate formats upon a�2-hour reauest.Ptease cai1763-593-8006(TTY:�63-593-3968)to �� � $ � � vr I� a �.� � � U � , �, ., +�' � . � �a -..., ., ,.; . .,.'�. . .; � � � .,� �� ",t �. �' t ." R :: „ � �„G ��,,�+� � � � �. �"* � y — � � � � ,< r . �.a. ,��c r ` M K'. � �� . h� ..+1.`-. �k� `{ . y ,.'� " '� - .t.3'� La. � : " '� ..."�: "r ' �; .., , ,. v , N �.-yF x� � �� � � � ���, -� � :��.� � a..; 2 � . s ' l.. � 'R , i� �� �.d . � � ��'�y� �4. . ; , ��:., . . ; .�Y• ry � 1 x,`•'1 � a'� s 'C+' t ' �, ��' 4 �' . ,i��a . �.- , +� <,A >,yA` '.. �� � . ,�R� '.". e , �3 �' � �R y ._. ' . 1f� . yyy�gg � �:, . . .. .;..� ., e». ...x._...,.., ' q��,,��`` � �'�� �� '1.. ��. ' � ��.' � a r,y� : . -• yR . �*, � . 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' . .. , _ � . _r w. ., fi��7, - - � .��_.. _ . � ���� ���� ���:, , � ��, � � '� �,r .�r' �33 � �'�� ���� �f � a�;� �i � �:.... � ���'� / ��� ��� ��G��� 3 3� ���s� ,,,,, � .,� t ���' `�� �'�C� �� ��l'F� ��„� � �:3;k � � ��� �� =sa��'� �s �< �'h�rsi+�a� ��v�1��me�t D+��a�r��.nent ���-���-s���1�sa-s��-��a�{f��} Date: October 22, 2019 To: Golden Valley Board of Zoning Appeals From: Myles Campbell, Planner Subject: 1109 Winnetka Ave N Trisha Fry & Mike Olson, Property Owner Introduction The owners of 1109 Winnetka Avenue are seeking a variance from the City Code to reduce their side setback to allow for an expanded garage. _ _ _ _ _ _ __ _ _ Variance Request ' City Code Requirement .��.._.. _�...._..�._._...___.,....�..___�._.._._�_ _... ��__.__�._...__�_____ _.__�._�.��_.___ _ _.._.__..M The applicant is requesting a side yard § 113-88, Single-family Residential (R-1) Zoning ' setback on one side 5 feet 4 inches, which E District, Subd. (f)(1)(b)(2) Side Setbacks. In the case '' would be 7 feet 8 inches short of the of lots having a width greater than 65 feet and less ' required setback for the lot. ' than 100 feet, the side setbacks for any portion of a structure 15 feet or less in height shall be 12.5 feet. Background , 1109 Winnetka was built in 1948 and remains largely in its original condition. The lot is approximately 10,616 square feet with a width at the front property line of 75 feet, putting it just above R-1 lot area requirements (10,000 sq. ft.) and just below minimum lot width (80 feet). Recent inspection has uncovered that the foundation of the existing garage and an attached breezeway would need to be replaced in the near future to avoid further damage to the property. The owner hopes to use the opportunity presented by the foundation issue to renovate the breezeway and garage into more productive uses—expanding the existing single-car garage to fit two cars and incorporating the area of the breezeway into the actual home. City Code Requirements Due to the home's age, it is currently subject to reduced setback requirements as laid out in §113- 88, Subd. (i) Pre-1982 Structures. For structures built prior to 1982, the city allows for a side setback of just 3 feet from the side lot line. However, this setback would not apply in the case of renovation 1 and new construction, and as such, it would be subject to the district standard setback requirement of 12.5 feet. Summary of Variance Requests The applicant is requesting a variance from these setback requirements prior to seeking building permits to replace the foundation and remodel the garage and breezeway. The remodel would include the repurposing of the breezeway, which currently has no HVAC capacity. The breezeway would be incorporated into the main home, as well as a portion becoming the northern side of a proposed garage expansion. The garage would be going from single stall, 11 feet 6 inches x 21 feet, to a two-car garage at approximately 20 feet 6 inches x 26 feet. This garage expansion would result in the reduction of the side setback to slightly over 5 feet 4 inches and thus require a variance from the City's code. The proposed changes would otherwise meet all other lot requirements including lot coverage, front and rear setbacks, and impervious surface. 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 not permitted by the zoning ordinance. A two-car garage is a reasonable use for a home in Minnesota due to our heavier on average winters. A two-car garage is often an expected amenity in many new-build homes in the area and is a common renovation project for older homes with one or no covered parking spots. Locating the garage as proposed is also reasonable; the front side would still be recessed behind the front plane of the primary structure, and would not unduly impact the existing front fa�ade. 2. The plight of the landowner must be due to circumstances unique to the property that are not created by the landowner. The lot is slightly undersized by current district standards for width, but a front boundary width of almost 75 feet is not as restrictive as many other lots in the city. Part of the reason for not developing towards the rear of the yard is an existing in place emergency exit from the home. An egress window on the rear of the home inhibits development towards the rear of the lot. Both the lot itself and the emergency exit on the home were the result of decisions prior to the current property owner taking control of the site. 3. And the variances, if granted, must not alter the essential character of the locality. Staff believes this variance would not alter essential character. Narrow side lot setbacks are very common in this neighborhood. Many existing homes and lots have a similar layout to the one proposed by the applicant with a side setback of around 5 feet on one side. Two-stall garages are also common along this portion of Winnetka Ave. Garages are a mix of attached and detached, however the majority of them are two-car versus a single-vehicle 2 occupancy. As such the proposed addition would not alter the character of the neighborhood. Additionally, staff assesses whether other options are available to meet the applicant's need and do not require a variance, and if this variance represents the smallest measures possible while still meeting the stated needs of the applicant. In this case, staff believes that there could potentially be room to play with what portion of the to-be-removed breezeway becomes part of the home, and what becomes part of the garage. This could net some additional space on the side yard if the home addition was reduced in size and the garage shifted accordingly. However, this is left to the Board's discretion on whether or not there is a significant difference between a side setback of 5 feet or 7-8 feet. The existing proposal preserves the front fa�ade and historic character, while improving the modern usability of the site with the addition of the second vehicle stall. Staff would also note that the location of the driveway shown on the proposed lot layout would likely need to be reworked at the time of permiting if the applicant receives their variance. § 113- 88, Subd. (n)(2) of the code states that paved areas such as driveways shall be set back three feet from a side or rear lot line. Bringing the edge of the drive back to the same plane as the exterior of the garage is probably the simplest way to meet the standard. Recommendation Staff recommends approval of the request to allow for an encroachment into the side yard setback, reducing it to 5 feet 4 inches 3 7aa� 122 4 1220 1223 1219 1 8025 $�15 1215 1210 1211 1211 I = 12 00 1203 1200 1201 ,��;,,,,��;,�r Subject Property 12°1 1140 ��j�S j1�g 1123 P��rK 1141 1119 1117 1108 1109 ��� � � 1140 � � t"" 1104 1109 1105 1114 1134 1115 1100 1101 1101 1120 1039 1Q38 7801 111� 1034 1035 1031 1100 1030 1031 1025 1�� 1024 1025 10d9 f�4 10 20 � 1021 1020 1010 1415 1Q43 1016 1b17 A A'f 7 �V�`�.�-3?� ,� � � , � - _ i,... �,_:�,_� 7,-A I,, I,,ti :� I �L.a I � ;..�. :�� 1 , �� � x . � ��� �:-�. � �� � , � ` � _ � ------- ------------• : ;., ��E � !—_ _ '�.� a � aE�E�.� � i i �,�„� � i ��..sE , ; , ia�.��,� ------------------� � i � � HOUSE � � � � � J -- ; , , ll 5 yy�. II ll : s��. 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'- � i� �r -�* - ��j TC }� �. �i� Il. y� 281 w �g '��� #i `° �� F�rs Dwelling ��� �`Oy.�9 � b Exlsfing Dwe//mg i� .IJ Ni P p Il_7 $ � " � � - __+_-, � � ;,� ;� '� � � ,� I ,o ,o � cT, � ' � ' � y❑� L - - - - - - - - -�- - -- - - �p I� cC�G , • __ __ � �� . . w C p N 007J'56'w � �ti o Winnetka Avenue � I� (p � � V J � � � Planning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 ��tY p.f 763-593-8095 � TTY:763-593-3968 ( www.goldenvaileymn.gov � planning@goldenvaileymn.gov $olden� valley PI�A �I �f � PPLICATION • � • • - . . ' Street address of property in this application: 1109 Winnetka Ave North, Golden Valley, MN, 55427 , . . • • • Name(individual,or corporate entitiy): Trisha Fry& Mike Olson Address: 1109 Winnetka Ave North, Golden Valley, MN, 55427 Phone number: Email address: 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: We are requesting a variance from the zoning code on the south side of our property. Currently we have 13 feet and 3 inches from our property line to the front comer of our existing garage. We would like to ask to reduce this distance to 5 feet and 4 inches to make room for a larger garage and addition to our home. 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: We are asking for your help with a variance so we can improve the functionalty and livability of our 1948 Cape Cod home.We love the style, and character our home posesses, but it just doesn't work as well in 2019 as it did for the owners 71 years ago.We would like to add onto our home, while still keeping the original charm that it has, and improve the curb appeal in an attempt to help reinvent Golden Valley's main street(Winnetka Ave). Currently our home is a finro level with a basement. We have three bedrooms,two bathrooms, a small galley style kitchen and a one car attached garage. There is a breezeway between the house and garage that has no HVAC. Total livable square feet is around 1,700. Planning � 7800 Goiden Valley Road,Golden Valley,MN 55427-4588 city of 763-593-8095 � TTY:763-593-3968 � www.goldenvalieymn.gov � planning@goldenvalieymn.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 462.357,p�ease respond to the foilowing questions. Explain the need for your variance request and how it will result in a reasonable use of the property. The garage and breezeway are in bad shape. The concrete floors are crumbling and the structures are becoming crooked because of age and most likely the lack of footings. Our kitchen is also in need of attention. It is quite small (8x4) and hard for two people to work in. It is also dissconnected to the rest of the home making it hard to host family and friends. We are proposing to increase the size of our kitchen and dining area by repurposing the breezeway and making it into livable space. In addition,we would like to increase the space of our one car attached garage to house both of our vechicles and create some much needed storage space. We want to continue to live here and make the best use of the space that is available to us. What is unique about your property and how do you feel that it necessitates a variance? We have an adorable Cape Cod home that we would like to enhance by creating a more practical living space. In order to do so we will need reduce the set back on the south side of the property. We did look into expanding towards the backyard (west) but we are restricted by an egrass window. Explain how the need for a variance is based on circumstances that are not a result of a landowner action. While investigating the idea of converting the breezeway into livable space,we discovered that the foundation wasn't sound. This foundation is connected to the garage foundation,which is just as bad. In orfer to correct this issue the garag will need to be removed and replaced as well as the breezeway.We believe that this is of no previous owners fault, simply the result of time and Minnesota's harsh tempature fulxutions. Explain how,if granted,the proposed variance wil) not alter the essential character of your neighborhood and Golden Valley as a whole. If our request of a variance is granted,we plan to keep the original Cape Cod character and bueaty in tact.We are hopeful that this will enhance the overall neighborhoods appeal and encourage other neighbors on Winnetka to do the same. We love our community, and wish to continue making it inviting for not only current residents, but everyone who passes through. Planning � 7800 Golden Vailey Road,Golden Valley,MN 55427-4588 city of 763-593-8095 ( TTY:763-593-3968 � www.goldenvalleymn.gov � planning@goldenvalieymn.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. We have looked into creating a tandom garage, or even a detatched garage however, we feel that the look of this addition would not only take away the crub appeal of the home, but it would also create an eye sore from the street. Additionally we would lose privacy, and precious space in our back yard that we enjoy very much.We consider our backyard to be our personal oasis. The busy street of Winnetka Ave hinders us from enjoying the front yard. Another option would be to delete the breezway, attach the garage to the home, and then build out toward the back or westside of our house. This would require much more time and money, and we are afraid that we would be overbuilding for the neighborhood. Being that we are on a busy street, if someday we do decide to sell,we do not feel that we could rofit from that investment. . � • � . 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) 0 One current co�or photograph of the area afFected by the proposed variance(attach a printed photograph to this application or email a digital image to planning@goldenvalleymn.gov;submit additional photographs as needed) O Fee:$20o application fee for Single-Family Residential,$30o application fee for all other Zoning Districts O Legal description:Exact lega)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�rin}): Trisha Fry&Mike Olson � r t :� � � � ,r�y�� Signature of Applicant: ' ` �'�''�f�E �•' �' .%� Date:'�['��`_— , Authorized Representative(if other than applican�) Name(please print): Signature: Date• Property Owner(if ot6er than applicant) Name(please print): Signature• Date: Please note:The City of Golden �/al(ey wil(send notice of your variance request to all adjoining property owners as well as owners of properties directly across streets or a(leys. Your neighbors have the right to address the Board of Zoning Appea(s at your public hearing. You are advised to persona!(y contact your neighbors and explain your project to them before the pub(ic hearing. � This document is available in alternate formats upon a 72-hour request.Please call 763-593-8006(fTY:763-593-3968)to 6 make a request. Examples of alternate formats may include large print,electronic,Braille,audiocassette,etc. �.,. ;'�� t ,� �� � � �� , . 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' feet off the required 24 feet of drive aisle � (b)(8) Parking Layouts. Aisle width for 90° parking i width to a distance of 22 feet for two drive : shall be 24.0 feet. ; aisles within the north parking lot. ; Background The property at 5410 Wayzata Boulevard is approximately 4.5 acres in size and is split by a public alley that provides access from Turners Crossroad to the west to the Global Pointe Senior Living and Talo Apartment developments to the east. The south portion of the property contains one building that houses both the Good Day Cafe and the Metropolitan Ballroom, as well offices for D'Amico Catering, while the portion of the property to the north of the alley consists only of parking. With the conversion of Highway 12 to Interstate 394, parking availability at this location was reduced. In addition, the alley was widened from 18 to 28 feet. Prior to the construction to the east, overflow parking was able to utilize the vacant parcels. With the recent development, parking options have been limited. The property owner now proposed to improve both portions of the lot in order to create more efficient layouts and increase the number of parking stalls from 354 to 395. A majority of the parking stalls in the northern lot are currently oriented east-west. With the proposed configuration, the stalls would be oriented north-south. However, the width of the lot, 1 when the parking stalls are sized to meet the minimum dimensions required by the City Code, is four feet too narrow. The applicant has proposed to reduce the width of the two drive aisles by two feet each in order to make up this shortfall. City Code Requirement City Code Section 113-151 requires 24 feet of width for drive aisles that support 90' parking in order to provide easy and direct access for vehicles, including for emergency response. Summary of Variance Request The applicant is requesting a variance from the required drive aisle width in the north parking lot in order to redesign the lot, reorient the parking spaces, and create 20 additional spaces. Instead of dive aisle widths of 24 feet, each of the two aisles would measure 22 feet. 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 not permitted by the zoning ordinance. The use of the property for a parking lot is reasonable; the drive aisle width required by the zoning ordinance prevents a more efficient layout from being implemented. 2. The plight of the landowner must be due to circumstances unique to the property that are not created by the landowner. The existing width of the parking lot presents challenges in reorienting parking in order to allow for a more efficient layout and create an additional 20 parking spaces in a location where there is currently overcrowding. The amount of space able to be dedicated to parking has been reduced over time due to actions by MnDOT and the City of Golden Valley to support the construction of I-394 and the two multi-family buildings to the east. 3. And the variance, if granted, must not alter the essential character of the locality. The northern portion of the property is already being used for parking. The revised parking layout, including the two drive aisles, would not alter the character of the area. A more efficient layout would, in fact, improve the overcrowded parking situation. To aid in the analysis, staff works with the applicant to assess whether other reasonable options are available to meet the applicant's needs without requiring a variance. An angled parking design would reduce the required drive aisle width and could potentially be implemented without the need for a variance, however this would limit the number of parking spaces gained under the proposal. Alternatively, the applicant could reconstruct the north curb line of the parking lot in an effort to gain four additional feet. This would require the relocation of five light poles, threaten the health of approximately ten mature trees, and reduce the amount of pervious area surrounding the lot. Staff 2 does not believe either of these are reasonable alternatives to the proposed reduction in drive aisle width. Lastly, staff assesses whether the proposal requests the smallest variance necessary to meet the applicant's needs. Four feet is the amount needed to fit four rows of parking across the northern portion of the lot and create additional parking spaces. Additional Information While the City's Engineering Division typically recommends that drive aisles be a minimum of 24 feet wide, they have deferred to the Fire Department. As the commercial building is fully sprinkled and serviced by the adjacent public alley, the Fire Department has no concerns with 22 foot wide drive aisles in the north parking lot. Recommendation Staff recommends approval of a variance of 2 feet off the required 24 feet of drive aisle width to a distance of 22 feet for two drive aisles within the north parking lot. 3 �5 600 )1 500 {,:�' 61g 632 624 616 641 ��' �� 621 �� � 688 605 �� �,: >`�"f2� � �� � 611 621 637 633 629 625 ' � x 601 ����� 701 �` �:�IF.,�:: t , ��F����� 621 617 613 6Q9 ��, ���- f 721 5420 5410 5400 5320 5310 r�gQp5230 ra22p5210 5200 5120 � Subject Property s�ao ;�„ �,�,.;. 5020 � �; 5411 5301 5231 52215211 5201 v 5121 F 5223 5111 cfs 5101 5150 501 5100 '�....._,M�.__.___ � . t201 � � ��, � - 5200 5050 �<:';;�*: 55 04 5426 .,,�.�:;.,> . � � t ��- ����������a "�"� . . ������� 'A�4 . - . „ . .,":1i.'x;t,:� �,. __.. .,. , , . _ , . _ � � .� - � , _.� 4 r '� p1�n�tEng � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 ���y�� , 763-593-8095 ( TTY:763��593-3968 � wv�rw,goldenval(eymn.gov I pla��ninc���galde�7v�lleyrnn.gov C7����,'� ��� �v'�t�.�.�.��%r° A ` ��� � �� � � � � � � � � ��� � • • • • - . . � Streeyt address of property in this application: 5410 Wayzata Boulevard . • • • ■ • Name(individual, or corporate entitiy): Webb Golden Valley, LLC Address: 5410 Wayzata Boulevard Phone number: Email address: Authorized Representative(if other than applicant): N�me: Douglas Feickert Address: 7914 Stafford Trail, Savage, MN 55378 Phone number: Email address: Property Owner(if other than applicant): Name: Address: Phone number: Email address: • • • Provide a detailed description of the varianca�s) be��;g requ�sted: We are requesting a variance to reduce the required width of drive-lanes to 22 feet, in lieu of 24 feet as required by ordinance. This request would affect two drive-lanes, serving four rows of parking - in the portion of the site north of the alley. As illustrated on the attached site plan, the result would be four full rows of perpendicular/90 degree parking on that half of the site, with a continuous buffer to prevent cars from encroaching into the alley. The buffer between parking and the alley would be at least three feet wide. Approximately two feet of the buffer would sit within the alley -which matches the location of existing curb islands. The orientation of stalls and drive-lanes will result in two places where vehicles enter or exit the alley right-of-way (the current parking layout includes eight drive-lanes for vehicles to enter/exit the alley). The clear width of the alley would remain as it is today. The new parking stalls would have a width of 9 feet, and a depth of 18.5 feet- as required by ordinance. 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 proposed improvements include a new layout for parking stalls in areas to the north, east and south of the existing building -to increase parking capacity on the site from 354 spaces to 395 spaces. No changes to the existing one-story building are being proposed. No changes to the three access driveways on the west-to Turners Crossroad, are being proposed. No change is being proposed to the overall footprint or perimeter of the paved parking lot(s) - and the resulting parking areas would maintain existing setbacks from property boundaries. Within the existing parking lot(s), the location and orientation of parking stalls & drive-lanes would be re-striped, to a more efficient design. The curb edge on the south side of the building (in front of Good Day Cafe) would be moved out from the building, providing additional green/landscape space and a more generous pedestrian walkway/sidewalk outside the building entrance. Pl�nn�ng � 7804 Golden Va13ey Road,Golden Valley,MN 55427-4588 cit'1�o� , 763-593-8095 j TTY:763-593-3968 � www.goldenvalleymn.gov � planning�golderlva(leymn.gov �7"����',� `' �������.�°�� • • • � - . . • - • � Minnesota State Statue 462•357 requires that a property exhibit"practica) 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(ocality To demonstrate how your request will comply with Minnesota State Statute 462•357, please respond to the following questions. Explain the need for your variance request and how it will result in a reasonable use of the property. As a result of a series of Eminent Domain takings, in relation to the conversion of Highway 12 to Interstate Highway 394, parking at the site in question has been chronically inadequate. For several years, the ability to utilize the empty lot to the east for additional parking allowed operations to proceed unimpaired. As the property to the east has been developed into multi-family housing; the use of that area for overflow parking has been eliminated. As a result, the operation of businesses at 5410 Wayzata (Good Day Cafe & Metropolitan Ballroom & Clubroom), have been greatly affected by a shortage of parking spaces. The applicant proposes a re-configuration of the existing parking lot(s) to gain approximately 40 parking spaces - without altering the basic footprint, orientation or character of the existing site. What is unique about your property and how do you feel that it necessitates a variance? Parking for the Good Day Cafe, and Metropolitan Ballroom, is provided in two separate plots of land that are separated by an alley. The southern part of the site contains the existing one-story building, and approximately half of the available auto parking spaces. The northern part of the site is used exclusively for parking. The existing parking lot(s) occupy a majority of the two parcels, and there is no way to substantially grow the amount of parking spaces within the available land /area. The requested variance, and proposed parking re-configuration, will allow for a significant increase in the amount of available parking (from 354 spaces to 395 spaces). Explain how the need for a variance is based on circumstances that are not a result of a landowner action. A series of Eminent Domain takings, and the widening of the alley from 18 feet to 28 feet, have reduced the amount of usable area on the site. Overflow parking for Good Day Cafe and Metropolitan Ballroom had previously been available on the vacant parcel to the east. That parking area has been eliminated due to development of the neighboring property. Therefore, the need for additional parking spaces at 5410 Wayzata has been exacerbated. Explain how, if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole. This proposal will not change the type or character of businesses operating at 5410 Wayzata Boulevard. Both the Good Day Cafe, and Metropolitan Ballroom, have been a positive presence in the neighborhood and the City of Golden Valley, for many years. If the variance is granted - it will allow these existing businesses to improve the experience for their customers; and to increase green-space/ landscaping on the site, without substantially changing the appearance or character of the property. The resulting improvements to parking capacity and added landscaping will be a benefit to customers and to neighboring properties. P9arttting � 7800 Golden Valley Roac#,Go(den Va11ey,MN 55427-4588 c;i�y o f , 7v3-593-8095 � TTY:763-593-3968 � wwv�r.goldenv�(leymn.c�ov ' planr�ingt�goldenvalleymn.gov �(����� -_ ���������� � • . • . - . . . - . ' 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. In the development of the proposed parking layout- several options for parking design and orientation were examined. Goals for the re-configured parking design are to increase available parking capacity by at least 10%, while keeping the overall footprint of pavement/impervious area the same or smaller than it is currently. Options for the layout considered one-way vehicle circulation patterns, angled parking in lieu of perpendicular parking, and designs that required vehicles to cross into the dedicated alley for parking entry or exit. We believe the layout being presented represents the most efficient way to substantially grow the parking capacity -while preserving existing traffic patterns to/from public streets, reducing vehicle access points to &from the alley, and maintaining the footprint of the parking lot in relationship to property boundaries on all sides. . �, � . �� Current survey of your property; including praposed additian a��d new proposed builc�ing ar�d stru�kure setbaeks(a copy of Golden Valley's survey requirements is avaifable upon request;application considered incomplete without a current properEy 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 ta planning@goldenvafleymn.gov;submit additional photographs as neededj J� Fee:$20o application fee for Single-Family Residential,$30o application fee for al) other Zoning Qistricts �Q Legal descriptian:Exact lega) description of the land involved in this application(attach a separate sheet if necessary): I To the best of my knowledge the statements found in this application are true and correct. I also understand that unless constructian 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 Citys 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 befare 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�: f„�,r,,,;� f/�.�! Signature of Applicant: �___�._ �a}e' �L�f��---y Authorized Representative(if other than applicant} Name(please print): Signature• Date• Praperty Owner(if ather than applicant} IName(please print): Signature• Date: Please note: The Cify of Golcfen Va((ey wi((send notice of your variance request Eo aff adjoining property owners as we(I as owners of properties clirect(f across streets or a�(eys. Your neighbors have the right to address the Boarc(of Zoning Appea�s at yaur public hearing. You are advisec(to persona(Iy contact your neighbors and expfain your project to them before the pub�ic hearing. � This document is available in alternate formats upon a 72-hour request.Please call 763-593-30Q6(TTY:763-543-396&)ko ,,i make a request. 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Fences in side and rear yards residential districts. shall not exceed six feet in height.� _ ___.�__.� _.___�_.._._w W___.._.._ __w �__ _ _._..�__. __. _. �_.._ �__._ � __�� The applicant is requesting a variance to ; § 113-88, Single-family Residential (R-1) Zoning allow for a swimming pool in the front District, Subd. (g)(1)(a) Location. A detached yard of their property the pool would be ' accessory structure shall be located completely to approximately 1 foot closer to the lot line the rear of the principal structure, unless it is built ' then the attached garage. with frost footings. In that case, an accessory structure may be built no closer to the front setback '; �than the principal structure. ' �The applicant is requesting a variance for ; § 113-88, Single-family Residential (R-1) Zoning distance from the rear lot line for a deck. ; District, Subd. (f)(5) Decks. Decks over eight inches i The deck would be 3 feet 2 inches from : from ground level shall meet the same setbacks as the lot line—21 feet 10 inches less than i the principal structure in the side and rear yards. ' ' the district standard setback. § 113-88, Single-family Residential (R-1) Zoning ; District, Subd. (f)(1)(b) Rear Setback. The required ; ; rear setback shall be 25 feet. ' _ _ ,. _ . 1 Background The property at 9010ttawa Avenue N was platted as part of the White Acres addition, and was built in 1974. The property in question is a corner lot on both Ottawa Avenue North and Killarney Drive, with the home primarily facing and having drive access onto Ottawa Ave North. Due to the configuration of the home on the lot, there is essentially no usable backyard. The house's rear side abuts its shared lot line with 4821 Killarney Drive to the southwest. City Code Requirements In the R-1, Single-family Residential Zoning District, detached accessory structures such as sheds, pools, and detached garages are required to be located completely to the rear of the principal structure. This helps to hide structures from being visible at the curb, and in turn promoting the house's front fa�ade and yard to contribute to the aesthetic of the neighborhood. For screening, § 113-152 Screening and Outdoor Storage lays out that in residential districts the height of a fence should not exceed 4 feet in yards abutting a publiE right of way. Again, this is to preserve consistency of appearance from one property to the next and promote neighborhood character. City code handles attached decks as extensions of the principal structure when it comes to setback requirements. This means new deck additions are subject to the current principal structure setback requirements. Summary of Variance Requests Due to the lot's layout and the location of the home, there is essentially one long curved front lot line that abuts the two right-of-ways and one rear lot line shared with 4821 Killarney. There is essentially no usable rear yard for this property given that the home is set back around 12 feet from the rear lot line. This meets the rear setback standard for pre-1982 structures in the R-1 Single- family Residential district of 10 feet from the rear lot line. However, this standard would not apply to new construction, such as the proposed deck, which would now be subject to the district standard 25 foot setback from a rear lot line. Given the lack of a rear yard, the majority of usable space on the property is located to either side of the home. These areas abut Ottawa Avenue and Killarney Drive respectively. Any detached structure, pool or otherwise, would by definition fall within the front yard of the property. In this case, the pool itself is slightly in in front of the principal structure in relation to Ottawa Ave, and therefore requires a variance from the zoning code. The other request requiring a variance is the safety fencing that would surround the pool and run along the boundary of the property with Ottawa Avenue. The fence as proposed would exceed the permitted height by one foot, and would screen approximately half of the property from the street. Analysis 2 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 not permitted by the zoning ordinance. While construction of a fence for pool safety purposes is an expected and reasonable use for a residential property, a fence of 5 feet running along the front property line would be a significant change to the property and by extension the neighborhood. Typically, privacy fences of this manner are usually constrained to the side or rear yards and set back from the street itself. A fence this high is necessary only because of the pool, and would by itself be unreasonable for any residential property. Similarly, it is reasonable for a residential property to support the construction of a pool; however locating the pool in the front of a property is a highly unusual circumstance in any residential neighborhood, not just for Golden Valley. The location creates new privacy issues for the property and would impact surrounding homes. Not every lot in the city will be able to support the construction of a pool, and it is unreasonable to assume so. While a deck is a reasonable use on a residential property, its location here severely reduces an already short rear setback. Distance between the deck and the adjacent home at 4821 Killarney would be less than 20 feet. 2. The plight of the landowner must be due to circumstances unique to the property that are not created by the landowner. The fact that the lot is a corner lot is not unique for the city, as hundreds of other lots in the city are similarly subject to the limitations posed by having two front yards. However, the location of the home does pose additional constraints, since most other corner lots at least have some developable area in their rear or side yards. This situation is not the result of any action by the landowner, since it was the decision of the original builder to use this layout. However, the applicant would have known when purchasing the property that it would have severe limitations on what could and couldn't be done with the lot. A pool is much more contingent on the property having available land to the rear of a property than something like a deck. 3. And the variances, if granted, must not alter the essential character of the locality. Both a high fence and the pool itself being in the front yard would be out of character with the rest of the neighborhood along Ottawa and Killarney. No other properties in the cul-de- sac have fences of any type in their front yards, and a pool located in the front of a property would be highly atypical for both the neighborhood and the city as a whole. These proposed additions would have an impact on the neighborhood and abutting properties. A deck is more commonly found in the neighborhood, and would not be out of character with surrounding lots. 3 Additionally, staff assesses whether other options are available to meet the applicant's need and do not require a variance. In this case, staff believes there are no other options to accomplish all three factors in this request: the pool, fence and deck. There is room for the applicant to examine different layouts of the deck without the pool that might not require a variance, but that is outside the scope of analyzing these requests interdependently. In analyzing how far these proposals differ from the code, staff believes these variances would be the smallest measures possible while still meeting the needs of the applicant. Recommendation Staff recommends denial of the request to allow for the construction of a detached structure, the pool, which would be located closer to Ottawa Avenue North than the principal structure. Staff recommends denial of the request for a variance of an additional foot in height required for the 5 foot privacy fence, in excess of the maximum permitted 4 feet in height. Staff recommends denial of the request for a variance to allow a deck to be constructed 3 feet 2 inches from the rear property line, a reduction of 21 feet 10 inches from the district setback requirement. 4 4710 4720 4740 4760 � 1 � 4711 � Subject Property � `, �` v - *1�, i 1 �.` ti��` 4721 � �.. 4820 � :�, �;. �4840 �� 901 �. 910 4900 Z 48 21 ,1. : 4920 900 4841 � -:�r , . , _+--...-.._w�-� -+_-.i-...a.._.�__.,r....ti.,_�.w_.� �._�---�_ ,� r- f—+---�-��+-w-�-�-+•--,�,.. --�-w y..., �,,,_.r . , �� _ _ __ , � y! __T.. i`, Z 763-543-8095 � TTY:763-593-3968 ( www.goldenvalleymn.gov � planning@goldenvalleymn.gov �QI�En � � � �' � ING APPLICATION valle�r • • � • • . . Street address of property in this application: . • • • • • Name(individual,or corporate entitiy): A�G �� �ilV Q� Address: a oT w� � �E �o�°T� Phone number: � � �� ���� Email address: Authorized Representative(if other than applicant): Name: �A �GZ Il��il/�/� �� � U � Address: �l� � D I�1r✓� ��� ���7�-f 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: We are requesting a variance so that we can install a pool in our yard with a 5'privacy fence See: Sec.113-88.-Single-Family Residential(R-1)Zoning District, -->(g)Accessory structure --> (1)Location and Setback Requirements Sec.113-152.-Screening and Outdoor Storage. Des�a�v7►a^/ LdT � J ��'��'�' Z/ W�ITEPtG(2ESf �-{�nI1JCp►�/ CO�,�/TY� �''tln�nlE�'oj� 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: There is an existing 1,698sf house on the property,with an attached 852sf garage. The lot is a 17,222 sf triangular corner lot in an R-1 single-family neighborhood,This results in a 35' front yard set back on two sides and a 15' set back on the third side. The house spans this build-able area and orients toward Ottawa Ave,leaving no yard to the'rear'of the structure.The remaining yard to the south serves as the current backyard and primary outdoor recreation area. Our proposed project adds to this backyard a pool,privacy fence,new landscaping, and new deck. 763-593-8095 � TTY:763-593-396& I www.goldenvalleymn.gov ( planning@goldenvalleymn.gov (r�1de� L> va��e� • • • � ' . . • - • Minnesota State Statue 462.357 requires that a property exhibit"practicai difficuities"in order for a variance to be considered. Practical difficulties: • result in a use that is reasonable • are based on a problem that is unique to the property • are not caused by the landowner • do not alter the essential character of the locality To demonstrate how your request will comply with Minnesota State Statute 462.357, please respond to the following questions. Explain the need for your variance request and how it will result in a reasonable use of the property. Installing a pool in our yard requires a variance due to the unique shape of the lot. Per zoning code,pools are required to be to the rear of the principal structure,which we can not do since there is no"rear yard" as recognized by the city.We have considered the two sides of the house that we have to work with,and determined that the yard to the south of the house is the most reasonable place to locate the pool on this particular lot. It works with the existing layout and flow of the property and requires the least amount of variance. What is unique about your property and how do you feel that it necessitates a variance? 901 Ottawa is a corner lot that is also triangular,resulting in two'front yard' set backs of 35' and one side yard setback of 15'. In addition,the existing house is located within these setback in such a way that there is no area of the lot that isn't considered a'front yard'.We will need the variance in order to to place the pool in the useable yard to the south of the house,and for the height of the fence surrounding the pool to be 5'tall for privacy. When viewing the lot from the street,this yard already reads more as a side or back yard, rather than a front,which is why we think it is a good option for the variance. Explain how the need for a variance is based on circumstances that are not a result of a landowner action. The need is based on the size and shape of the lot and the existing home,none of which were designated by the current landowner. Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole. The proposed variance will allow us to improve the exterior conditions of the house and yard. The current yard is underdeveloped and in need of improvements in order to be more use-able and beautiful from the road. It already used as the primary outdoor recreation area for the house,and appears to be originally designed that way. The final built project will be designed so that it is sensitive to the character of surrounding properties. 763-593-8095 � TTY:763-593-3968 C www.goldenvalleymn.gov ( planning@goidenvalleymn.gov ������� �alley • • • • • . . . - . 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 is no other way to install a pool on this property.We have considered the two options (the upper and the lower yards) and decided to move ahead with the more straightforward option (upper yard) in order to simplify the variance process. • � � � . 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 current color photograph of the area affected by the proposed variance(attach a printed photograph to this application or email a digital image to planning@goldenvalleymn.gov;submit additional photographs as needed} O Fee:$20o application fee for Single-Family Residential,$30o application fee for all other Zoning Districts O Legal description: Exact legal description of the land involved in this application(attach a separate sheet if necessary): . • To the best of my knowledge the statements found in this application are true and correct. I also understand that unless construction of the action applicable to this variance request,if granted,is not taken within one year,the variance expires. I have considered al)options afForded to me through the City's Zoning Code and feel there is no alternate way to achieve my objective except to seek a variance to zoning rules and regulations. I give permission for Golden Valley staff,as well as members of the Board of Zoning Appeals,to enter my property before the public hearing to inspect the area affected by this request. Please include printed name,signature,and date for ap- plicant,authorized representative(if ot er than applicant),or property ower(if other than applicant). Name of Applicant(please print): � �S ''1"��' Signature of Applicant: Date: b' � �• �� Authorized Representative(if other than applicant) Name(please print): �Ga���in�� 1{/J'(�'a�- Signature: Date: � �� ��°� Property Owner(if other than applicant) Name(please print): Signature: Date: Please nofe:The City of Golden Va((ey wi(f send notice of your variance request to all adjoining property owners as wel(as owners of properties directty across streets or alleys. Your neighbors have the right to address the Board of Zoning Appeals at your public hearing. You are advised to personally contact your neighbors and expfain your project to them before the pub(ic hearing. �� This document is available in alternate formats upon a 72-hour request.Please call 763-593-8006(TTY:763-593-3968)to j % make a request. Examples of alternate formats may include large print,electronic,Braille,audiocassette,etc. � �� ,�.i. � � • �r �',' ' t ,}.` .' : ..�..�i . . . � ,�a� ;��. '� � � r''a—. " � i� E„���� �: g' ; a � Y ' . .. . ,."��,"`„a l . . � . . � '� , 1Si� .�� � �'��Z. !���`s�� ���?'. �j. �� � �' I � . �vd �Q}`' r,.. ���` a �� ' 'c�•.C.�. '1 i�� .f. '�� z�� i ' .. v� - �> , �.� ..f � .. . �`4� ' ''.a •�" . . . � I ' � . • � 1 '�'� R� �.��r� . � � � '. � . , t x^ .. � �y. ��';�. '. � �4F�•.��,r . �...'f .� :I. ` ' , . �'~ '�t . +' .� � .�,. 2 �ay5<<4}^ �,:�' ' .� � fi ,.i � ,� y$,, � � -... ���� -' ♦,��i .c .;.� / -t . � . 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Variance Request � City Code Requirement �..��__� �.��_�._ _�.�._.__ _ _� The applicant is requesting a variance of 2 � § 113-123, Planned Unit Development, Subd. feet off the required 20 feet of width to a ; (c)(7)(c)(6) Private Streets. Common sections of distance of 18 feet for a paved private ; private streets serving three or more dwellings street within a PUD. ? must be paved to a width of 20 feet. Background The Sweeney Lake Woods PUD was created in 2015 and partially replaced a large country estate that had been located in the same area. It consists of three single-family lots along Sweeney Lake and is connected to Noble Drive by an 18 foot paved private road. Only one home has been built to date. The standards for private roads within a PUD are 20 feet of paved width approximately centered within an easement that is at least four feed wider that the street. The existing private road was constructed on a pre-existing outlot and is currently non-conforming with respect to the PUD standards. The applicant has purchased one of the single-family lots within the PUD, as well as additional surrounding properties outside of the PUD. He proposes to modify the PUD boundary in order to increase the number of lots that utilize the private road, and to change the property lines of some lots that would remain outside of the PUD. However, the PUD amendment is constrained by the existing nonconformity of the driveway; the PUD cannot be expanded unless either (a) the driveway 1 is widened to meet the 20 foot standard or (b) a variance is obtained to allow the driveway to remain at 18 feet wide. City Code Requirement City Code Section 113-123 requires common sections of private streets serving three or more dwellings to be paved to 20 feet of width. This ensures sufficient access for emergency response (fire) vehicles. Summary of Variance Request The applicant has pointed to the challenges in acquiring additional land on either side of the existing outlot in order to provide the required amount of width. In addition, due to poor soils in the area and the high minimum standards for construction (it must accommodate the weight of a fire truck), an additional two feet of width could not simply be added to the existing road —it would need to be completely reconstructed. Due to this fact, the applicant is pursuing a variance to allow the PUD to expand while maintaining the current road width. 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 not permitted by the zoning ordinance. The use of the existing outlot for a private road that serves both the existing and proposed single-family development is reasonable; the requirement to pave the private road to a width of 20 feet prevents the PUD amendment from being approved. 2. The plight of the landowner must be due to circumstances unique to the property that are not created by the landowner. The width of the existing outlot that contains the private road and provides access to the single-family homes was established long before the current PUD standards were created. The unique layout of this outlot and the surrounding parcels makes expansion of the private road impossible without the acquisition of additional right-of-way. 3. And the variance, if granted, must not alter the essential character of the locality. If granted, the private road will continue to serve a small development of single-family homes. The character of the area will not be impacted. To aid in the analysis, staff works with the applicant to assess whether other reasonable options are available to meet the applicant's needs without requiring a variance. Alternatively, the applicant could attempt to purchase additional right-of-way or obtain an easement in order to expand the width of the private road. The creation of a 20 foot paved roadway would require complete reconstruction of the existing 18 foot wide road, due to the pavement section required and to the poor soils in the area. 2 Lastly, staff assesses whether the proposal requests the smallest variance necessary to meet the applicant's needs. Two feet is the minimum amount needed to meet the requirements of the Planned Unit Development section of the City Code. Additional Information The City's Fire Department has expressed support for keeping the private road width at 18 feet, PROVIDED THAT any new homes within the PUD include a sprinkler system when they are constructed. This would remove any concern regarding potential access problems for emergency response vehicles. Recommendation Staff recommends approval of a variance of 2 feet off the required 20 feet of width to a distance of 18 feet for a paved private street within a Planned Unit Development. Staff also recommends two conditions of approval be included: 1. Fire sprinkler systems shall be required in all new homes subsequently constructed within the PUD. 2. The variance shall only take effect upon the approval of the pending PUD amendment. 3 1808 1815 1820 a: 1880 7804 1811 1810 1805 �` tx Subject Property �'&10 '` ,. �'�'i�ii:�; rl� 18 00 180 1644 Q 1750 �• 1634 ;�, :I� � '�p � i � -7 � ..,._ . .. . : � YC �7UO �� 1624 � ' , �; � ,, _ ___--.._._�.._.._ ' , 1614 �` � ,'�. 1640 16Qd t ?�; 1620 1641 155 0 �,,.-� 154$ Pl�nninc� � 7H(3J(�c�lderi ltalley�c�ac�.�t�lciery Vci(ley,��1N 55�27-�55Q cittiT c�'�� 763-593-�095 � 1�IY�7E�3-5+3-3�6�; � www.gUlcienvalleyrr�n.c�ov { p(anningL�gc�i�envalleyrr7n.gav ��'f����'�� �.... � � � � � � v�.�I�� • • • • - . . Street address of oroqertv in this aoolication: 1601 NOBLE DRIVE, GOLDEN VALLEY, MN 55422 • � • Name(individual,or corporate entitiy): JOHN GABBERT Address: 312 FERNDALE ROAD WEST, WAYZATA, MN 55391 Phone number: Email address: Authorized Representative(if other than applicant): Name: MATTHEW PAVEK PE. CIVIL SITE GROUP Address: 4931 W 35TH STREET, SUITE 200, ST LOUIS PARK, MN 55416 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: THE VARIANCE REQUESTED IS TO ALLOW AN 18'WIDE SHARED PRIVATE DRIVEWAY INSTEAD OF THE STANDARD 20'WIDTH. 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: THIS VARIANCE IS RELATED TO A SINGLE FAMILY SUBDIVISION/ PLANNED UNIT DEVELOPMENT(SWEENEY LAKE SHORES PUD). THE SUBDIVISION IS RE-PLATTING LOTS THAT ARE SERVED BY AN EXISTING SHARED PRIVATE DRIVEWAY THAT IS 18' IN WIDTH. THIS 18'WIDE PRIVATE DRIVEWAY WAS ORIGINALLY APPROVED TO SERVE 4 SINGLE FAMILY LOTS,AFTER THIS NEW SUBDIVISION IS APPROVED AND LOTS RE-PLATTED, THE DRIVEWAY WILL SERVE 4 LOTS (NO CHANGE). THIS DRIVEWAY IS LOCATED IN AN EXISTING 20'WIDE OUTLOT. IT IS NOT PRACTICAL TO ADD 2 ADDIT�ONAL FEET IN WIDTH TO THE DRIVEWAY DUE TO THE SPACE AVAILABLE IN THE OUTLOT AS WELL AS THE IMPRACTICALITY OF THE CONSTRUCTABILITY OF SUCH A SMALL WIDTH INCREASE. Pl�nninc� � 7t30t3 Gc�)deri Vaiiey Rc�r,cl,Golder�Vc,lley,h�lt�55�427�58� cit1;r?� ��;; 7E�3-593-u0)5 � 1�rY:763-5�3-3968 � wtirow.c�vldenv�9l�ymn.gov � plannir}c���ga(denvaEleymn.gov �7�J���'� �- ��.1��� • � o • , , , . Minnesota State Statue 462.357 requires that a property exhibit"practica) difficulties"in order for a variance to be considered.Practical difficulties: • result in a use that is reasonable • are based on a problem that is unique to the property • are not caused by the landowner • do not alter the essential character of the locality To demonstrate how your request will comply with Minnesota State Statute 462.357,please respond to the following questions. Explain the rieed for your variance request and how it will result in a reasonable use of the property. THE VARIANCE IS NEEDED DUE TO THE IMPRACTICAL NATURE OF ADDING 2' OF DRIVEWAY WIDTH TO THE PRIVATE DRIVEWAY IN TERMS OF CONSTRUCTABILITY. THE ENTIRE DRIVEWAY WOULD ESSENTIALLY NEED TO BE REDONE IN ORDER TO ADD THIS WIDTH. THE DRIVEWAY CONSTRUCTION WOULD FAIL IN A SHORT PERIOD OF TIME IF 1' OF WIDTH WE ADDED TO EACH SIDE DUE TO THE HEAVY DUTY PAVEMENT SECTION REQUIRED AND POOR SOILS IN THE AREA.THE EXISTING DRIVEWAY HAS ALREADY BEEN CONSTRUCTED TO THIS STANDARD. THE USE OF THE DRIVEWAY(4 LOTS)WILL REMAIN UNCHANGED. What is unique about your property and how do you feel that it necessitates a variance? THE UNIQUE ISSUES ARE AS FOLLOWS: EXISTING 18' HEAVY DUTY DRIVEWAY, EXISTING 20'WIDE OUTLOT, POOR SOILS, IMPRACTICAL CONSTRUCTION TO WIDEN 1' ON EACH SIDE OF THE EXISTING DRIVEWAY TO THE PAVEMENT SECTION DEPTHS REQUIRED. Explain how the need for a variance is based on circumstances that are not a result of a landowner action. THE DRIVEWAY WAS CONSTRUCTED BY A PREVIOUS DEVELOPER AND OWNERSHIP GROUP. Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole. THE CHARACTER OF THE NEIGHBORHOOD WILL NOT BE ALTERED BECAUSE NO CHANGE IS BEING PROPOSED TO AN EXISTING CONDITION. PlanrSing � 78QC}Gc�icien Valley Rr�ar�,Golci�r�Vrild�y,P1N 55427-4�558 r.�i�tt�r?f 7f�3-593-8(}95 � T1Y:7G3-593-3968 ( �✓ww.gn#c1e!�v�lleyrnn.gov j planningLvgoldenvalleyn�n.c�ov �7C����?� � ������ � �_... • . • • - . . . - . 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. WIDEN THE EXISTING OUTLOT BY OBTAINING EASEMENTS FROM ADJACENT PROPERTY OWNERS, RECONSTRUCT ENTIRE ROAD TO ENSURE PAVEMENT SECTION CONSISTENCY AND SOIL CORRECTION BELOW THE SUBGRADE OF THE ENTIRE WIDTH OF THE ROAD BED. � . . 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 current c�lor photograph of the area affected by the proposed variance(attach a printed photograph to this application or email a digital image to planning@goldenvalleymn.gov;submit additional photographs as needed) O Fee:$20o application fee for Single-Family Residential,$30o application fee for all other Zoning Districts O 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). JOHN GABBERT Name of Applicant(plea5e print): Signature of Applicant:�, \ � Date: 9�13/19 Authorized Representative(if other than applicant) MATTHEW PAVEK PE CNIL SITE GROUP Name(please print): 9/13/19 Signature: Date: Pruperty Owner(if other tkan applicant) Name(please print): Signature: Date: Please note:The City of Golden Valley will send notice.of your variance request to all adjoining property owners as well as owners of properties directly across streets or alleys. Your neighbors have the right to address the Board of Zoning Appeafs at your public hearing. You are advised to personal(y contact your neighbors and explain your project to them before the public hearing. �� This tlocument is available in alternate formats upon a 72-hour request.Please call 763-593-8006(TTY:763-5933968)to make a request. Examples of alternate formats may include large print,electronic,Braille,audiocassette,etc. � W&'W'� L�`�� ��Q.. N 3y,.. ��:. � ��� il'I:'. �;"�iq�" �'x�. � ��h�,� ��� . . ,!� ,�„i, � � A / � .. . � ���. SL. F ./ ' �hysi+��.l I�ev+elap�rn+e�a�t �lepar��rr�+ent 7�i3-�9�-�U'��!7+53-�s�-s1#39{�ax} Date: October 22, 2019 To: Golden Valley Board of Zoning Appeals From: Jason Zimmerman, Planning Manager Subject: 1126 Florida Avenue North Dan Grossman, Property Owner Introduction Dan Grossman, owner of the property at 1126 Florida Avenue North, is appealing an interpretation by City staff regarding the height of a fence that separates his yard from 6420 Golden Valley Road. _ ___ _ __ _..__ _ _____. __� _ _____... — ___ _ . ___ �._ __ Staff Interpretation � City Code Requirement i The applicant has constructed a fence 3 § 113-15, Screening and Outdoor Storage, Subd. i above an existing stone wall that results in (c)(1)(a) All Residential Zoning Districts. Fences in I a height of approximately 7.5 feet. � side and rear yards shall not exceed six feet in height. ' Separately, a fence extension of � approximately 22 inches appears to have ; been added to a 6 foot fence in violation ' of the City Code. __.. _. � _...... _._.. ; Background As documented in the attached letter dated September 10, 2019, staff was asked to investigate a potential zoning violation regarding the height of a rebuilt fence along the side yard of Mr. Grossman's property at 1126 Florida Ave. Upon investigation and with photographic documentation provided by both Mr. Grossman and his neighbor at 6420 Golden Valley Road, Jeff Polinchock, staff determined that the new fence did exceed the 6 foot height limit for fences and, additionally, that a fence extension added to an adjacent portion of fencing was also in violation of the City Code and should be removed. Mr. Grossman approached the City in the summer of 2019 to discuss rebuilding the fence in his side yard along the rear of Mr. Polinchock's property. He stated that portions of the fence were nonconforming with respect to height, but because it had originally been constructed before fence 1 standards had been adopted in Golden Valley in 2004, he believed it should be allowed to be reconstructed to the same height. Staff agreed that this was the proper interpretation of code. In August of 2019, Mr. Grossman submitted a Zoning Permit to the City for review that showed a 6 foot fence to be rebuilt approximately 12 inches inside his south property line (see attached). Staff understood the nonconforming portion of the fence to be that which was within the front yard setback, where height is typically limited to 4 feet. Staff approved the Zoning Permit. Soon after the reconstruction of the fence began, staff was contacted by Mr. Polinchock regarding the height of the fence, which he stated was taller that previous fence that had existed between the two yards. Staff visited the site on August 23 and found that a new 6 foot fence had been constructed on posts so that the bottom of the fence began at the top of an existing 18 inch stone wall. The approximate height of the entire fence/wall structure was 7.5 feet. Mr. Grossman also pointed out an adjacent section of fence—approximately 6 feet high —to which he had added a 22 inch extension in the past. He stated that he had installed the extension in 2002 and because it pre- dated the City's fence standards it should be allowed to remain. Subsequently, Mr. Polichock provided photos that show: (a) a continuous fence line along his entire rear yard, without the 22 inch extension (he stated the photos were taken on May 5, 2013) (b) the height of the new fence compared to the height of the previous fence—a difference of approximately 16 inches. Staff sent a letter two both property owners on September 10, 2019, directing that the new fence be reduced in height to match that of the existing fence (without extension) and that the 22 inch extension be removed from the existing fence. Mr. Grossman submitted an appeal of the staff interpretation on September 27. City Code Requirements City Code Section 113-152, Subdivision (c)(1)(a) states that "Fences in all front yards shall not exceed four feet in height. Fences in side and rear yards shall not exceed six feet in height." City Code Section 113-26, Subdivision (a) states that "Any nonconformity existing at the time of adoption of an additional control under this chapter, including the lawful use or occupation of land or premises, may be continued, including through repair, replacement, restoration, maintenance, or improvement, but not including expansion." Applicant Appeal Mr. Grossman argues that the height of his fence should be measured from the bottom of the fence, even if this is set above grade (in this case at the top of the existing retaining wall). He points to the fact that there are no clear standards stated within the City Code as to how height is measured for fences. 2 Additionally, he believes that the fence extension he installed was added prior to 2004 and therefore should be allowed to remain. Staff Responses While it is true there are no clear standards within the code for how fence height is measured, staff believes common sense dictates that it should begin at grade (as it would for a home or other structure). Staff has conducted additional research of historic Hennepin County aerial photos (see attached) and building permits issued for 6420 Golden Valley Road and now believes that the photos submitted by Mr. Polinchock, purportedly taken from his backyard on May 8, 2013, showing the fence without an extension, were actually taken in 2002. In late 2002, Mr. Polinchock demolished an existing detached garage on the property and constructed a home addition. The photo he provided clearly shows the slab and foundation of the demolished garage, demonstrating only that the fence did not have an extension on it in mid-2002. The actual date of the fence extension cannot be determined. Absent any other evidence to the contrary, staff now believes the extension should be allowed to remain. Recommendation The Board is being asked to rule on two questions: 1. Should the measurement of Mr. Grossman's fence height be taken from grade or from the top of the retaining wall? 2. Can it be determined if the fence extension was added before or after 2004 when the City Code was revised? Attachments • Zoning Permit for 1126 Florida Ave dated August 6, 2019 (2 pages) • Staff letter to Mr. Grossman and Mr. Polinchock dated September 10, 2019 (3 pages) • Appeal from Mr. Grossman dated September 27 (12 pages) • Photo taken from Mr. Polinchock's rear yard (1 page) • Hennepin County aerial photos from 2002 and 2004 (1 page) 3 �,,..„f§�':;g"p�.�,�'� u��S*p.� ,1 �� 3 � II II Ir�� Ilql�fl�i�l� � ��1 t' . ��:� ,_ <,,,. ., � �- --. .: _� �. I� � __ �� �� . . , . . .. �. , �16 g3pg 6300 � r fi500 6436 6424 6400 6336 ��� '. "'� � 6508 �' 6522 � _.� : _ Fl�c�a,'.Ix St i620 � 6431 6419 6405 6319 �+; ,.r�;; ,,:c;','�` -' 1140 6300 Subject Property s�os 1136 6320 Seen�ar7 Park 1 i26 6400 Seeman Pc�rk 6414 � r,• , 1101 6420 � � ��������� �� A��"�, � '��I - • sas2 „� .�. ' �. ��,,e�'` � 6514 6618 � 620 6533 653 3 1111 � ��c�ttntrig � ,t�it:J C,�ic e��t'Vafle t Rs>�t1 Cac�!ler: I,ltt��_M d 1 *1��t 9 �?u :ti v�f '�� _�.t-c.r,� ?'TY e,s S9� _:�£'.£� j ti ti�r;at,l�� 33,�;.)l�:y 7s <7,��,s ���,.`s:�ir�(n�� r�.�rirr i,lz�y�tr, �J��i � ; � - 4�,��1�.���r � � � �. 9 � ��`Y �. ����Y�;. . . � . Application to construct a fence,shed,deck,patica,or garden structure in a single-family residential(R-t)zoning district � . . - � Name /"� .�/,7`,�V'j C'L 4�.�'G:>,,$".S/'�'��1"✓ Address City State Zip f/ ,�',' /�.�Ct�2�/.?i1 /�Y� r1� �zs��""fi`^�✓ �.�/���s f�� �'�~�'�{c� � ? � ���`� ���� � . . � . - � Fence must be located er�tirely on the property for which it is being constructed.Finished side must face outward. Front yard height � �eet max) �Side yard height �' (6 feet max) O Rear yard height (6 feet max} O Shed pess than 200 square feet)must be located completely to the rear of the principle structure and must be 10 feet away from all other structures and 5 feet from side and/or rear property lines.May not be located in an easement area. Length Width Height___,_(maximum of one story,which is 10 ieet fiom floor to top plate) O Reck attached to atcessory structure or free standing(not more than 30 inches but greater than 8 inthes abave grade)shall be no cioser than 5 feet to the side property line or S feet from the rear property line. Square feet O Patio must be lotated at(east 3 feet from any property line(front,side,and rear).Impervious surfaces,including those existing,shall not cover more than SO percent of property. 5quare feet jS'Garde�Structure(not to exceed 10 feet in height)shall be no closer than 5 feet from any property line. � . . . - « ❑ Site pian showing location of existing and proposed structures(see page 2).Use of a survey is encouraged,but a detailed sketch us- ing a ruler and displaying dimensions is acceptable.Be sure to include distances from existing structures and property lines. O Structure design indicating size,style,and constructian materials. . • . . - Applicant acknowledges responsibility to ensure the structure is constructed completely on the property for which the application is filed and the structure is praperly anchored. Permits issued and inspections made by the City are a public service and do not tonstitute any representation,guarantee,ar warranty, either implied or expressed,to any person as to the tonformante to applicable City codes.The undersigned acknowledges this appiica- tian has been read and the above is correct and agrees to comply with all ordinaces and laws of the City of Golden Valley regulating the construtian of the app i structure. �r � �/� f . Applicant's Signature _._._.._���..._._....--------- Qate ________._._.._. (continued on batk) i � ) to/t� Pl,�t�nirsg ( ;8t.10 G�>Ed ��V:.9it�(d at�<<,>Ir�E�r�t ,11t y ad��1 ,�177 Fl�t?P i�p1P}�;���_� . �t,� ��3-�8{)�, � 1_r,r`.7f���5s)3 <��t��, ; �7r� ..iar3lcir� �<i9;e�n7 i<tcru 'i �,�I�,rtr:�i{7t� clalde;��r.�!le�y�7^�-�,c��v �C�d����� � . �- �f�11��f � � � � � � � �� � t . 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September 10, 2019 � ���,���� � �Talle � Dan Grossman a,::�iden Valley Road 1126 Florida Ave N , �,, , r;t, 4; , , Golden Valley, MN 55217 Jeffrey Polinchock 6420 Golden Valley Road Golden Valley, MN 55427 Mr. Grossman and Mr. Polinchock: Having been asked to investigate a possible zoning violation regarding the height of a fence rebuilt by Mr. Grossman along his south/southeast property line, I am prepared to issue a determination with respect to the conditions and the required remedy. As a reminder, any party not satisfied with my interpretation of the findings or the City Code has the right to either appeal the decision to the Board of Zoning Appeals or to pursue a variance with that same body. What follows are the relevant points regarding the rebuilt fence as I understand them: 1. Earlier this summer, Mr. Grossman stopped at City Hall to inform me he needed to rebuild a portion of the fence along his south/southeast property line. He told me it was taller than was currently allowed by code, but because it had been constructed prior to the end of 2004 it should be grandfathered in. I confirmed that non-conforming fences could be rebuilt to the same height. 2. In August, Mr. Grossman submitted a Zoning Permit application that showed a 6 foot fence to be rebuilt 12" inside his property line. 3. Roughly a week later, I was contacted by Mr. Polinchock with a concern that the rebuilt fence was higher than the previous fence. I agreed to investigate further and he sent me photos taken from his back yard.These photos did not confirm the height of the old fence, but did show that there existed previously one continuous fence line of consistent height along the entire property line. 4. I visited Mr. Grossman's property on August 23 and inspected the fence. He also provided me with photos taken from his yard. The rebuilt portion of the fence measured 6 feet tall, but was constructed so as to begin at the top of a short stone retaining wall measuring approximately 18" high (see Photo 1 below). Mr. Grossman admitted that the rebuilt portion was maybe "a few inches" higher than the previous fence. 1 763-593-8000 763-593-8109 763-593-3968 ,. ,�; f ,a=:f;;:c„{y;F, , ��;, `g� � '��, '��' •.� _, _ -- ,� _ - 1,: � ' _ ., -- __ _ �.1 . _ -. - � � - - � '�a� � = -z � - � �.,. . r 1 f� ���� �"'� �..� # . 1 � ' Y,: } r. X�� � , ., x _ t' . .. . � _ _ �� 1 t�'�, .� �: n . � � ���:� �;"� � . . ,.r ,+�,. . .. y1M': .�.��"'... s'� ;� �' - � � ++..w: � • � •.' i'�� ` Y. Photo 1-taken from Mr. Grossman's yard 5. Subsequently, Mr. Polinchock provided photos showing that the new fence was 16" higher than the older portion of the fence which was still in place(see Photo 2 below).The photos also documented an extension to the old fence of approximately 22". Mr. Polinchock believed this extension was added after 2004 and therefore should be required to be removed. He provided photos from 2013 that appear to show the fence with no extension. When asked about the extension, Mr. Grossman guessed it had been added "about 15 years ago." _ �: i. ; , � �� � �� �' � � � �<� � � � � s $ t � � � N# � t. � � � ��.. . ..�� t . � , � 3 � � ���� F } � i� �� �r" �"1 f "; � � �� Y �, � � � �';, .x ,����1�! � ,� ' ���� � j' a ,� ,F�. � � � � �� ,R � �� � ` ' , k. �� t ? � �� ��: � �' �,:. Photo 2-taken from Mr. Polinchock's yard showing the transition from the old to the rebuilt fence, including the disputed extension of the old fence 2 I believe the photos submitted, supplemented by my site visit, confirm that the height of the newly rebuilt fence along the south/southeast property line is in violation of the City Code and require that it be reduced in height to match that of the existing fence (without extension).This height is approximately 56" above the top of the stone wall, or roughly 6 feet above the grade of Mr. Grossman's yard. Furthermore, it appears that the 20+" extension added to the original fence was done in violation of the City Code as it was constructed after the rules limiting fences to 6 feet in rear yards went into effect in 2004.The extension must also be removed. Accompanying this letter is a Notice requiring the two fence heights be reduced by October 1, 2019. Failure to comply will result in an Administrative Citation. As outiined above, either party has the right to pursue this matter with the Board of Zoning Appeals.Taking this action would put the citation process on hold until a determination is made by the Board. 'ncerely . J son Zi man anning anager 3 ADMINISTRATIVE HEARING REQUEST FORM Galden Vailey City Code Section 2.4 Hearfng request for an appea{ for a violation notice,correction order or$dministradve citation. A person wishing to exercise their right to an administrative hearing shall file a notice of appeal with the City Clerk. The notice of appeal must be filed with the City Clerk on this form,accompanied by the applicable filing fee ($25.00). This notice of a eal must be file�i within twent 20 da s after issuance of the violation notice or correction order that is to be the sub'ect of the hearin . To reyuest a hearing, fill out this form completely and mail along with a check or money order to: City of Golden Valley City Clerk 7800 Golden Valley Rd. Golden Valley MN 55427 DO NOT SEND CASH You may also drop this form off along with the applicable filing fee at City Hall. If you have any questions, please call 763-593-8012. PROPERTY ADDRESS: !� �;� (, 1 �l;� ,��� ,�; � I�,�' i< (G , , �, �r �I c ,:� ��� J t — PERSON REQUESTING THE HEARING: Full Name: ; �� � ; r e 1 +,�1 r� ;,,�! ti�`; � \ Address: I 1-� l� -F�� I[��r�f , a f�'1,'� /�' t� _ !�i t� � �� �t' � �'l " ' S � � � / Phone: ��,�- �_ E-mail: SUMMARY STATEMENT AS TO WHY THE CODE VIOLATION DID NOT OCCUR: ���` � � � � � � 5 � �<t � � � � �C��1 '�' � ` �-, � `� ��I� � �; ' �i� , f b � � Y � r� �'`. ' '` ' (`� %<� L� � ����� <(' ��(��' ��F`C'� , ,!, WITNESSES TO BE CALLED AT HEARING: — -.-- ! ; . / �� EXHIBITS TO BE PRESENTED AT HEARING (list and include copies): �E� ; ( f� �► �- '� : i IjCt(�'t1<���� �_.—._._� City Use Only ��I� Date Received: '�{'� ?-'�� J Rec;eived by: � ��� �� i ature Date �Mail ❑ [o Person ❑ City Hall Drop Box Chc�ck#__�b 0�� Cash ❑ Violation states: "the newly rebuilt fence along the south/southeast property line is in violation of the City Code and require that it be reduced in height to match that of the existing fence(without extension). This height is approximately 56"above the top of the stone wall,or roughly 6 feet above the grade of Mr. Grossman's yard." Ciry code states: Sec. 113-152.-Screening and Outdoor Storage. (1) All Residential Zoning Districts. a. Fences in all front yards shall not exceed four feet in height. Fences in side and rear yards shall not exceed six feet in height. 1. Current City Code allows fences in side and rear yards to be 6 feet high.The�ewly constructed fence is a 6 foot high fence and runs along the side/rear yard of tfie 1126 Florida Ave. N.property. The last 20 feet on the westerly end of the fence{ine could be considered ta be our front yard. However, it is in the back yard of the adjoining property at 6432 Golden Valley Rd.(Barrios)and replaced a fence that was existing at 6 feet high since we purchased the property in 1978. If the owners of Barrios property were to build this fence,the allowable height would be 6 feet as it is in their back yard. A 4 faot high fence along this portion of the line would not provide privacy or security to the Barrios back yard. The current ardinance does not specify where the 6 foot height measurement should be taken from. We built this 6 foot high replacement fence using 6' boards on top of an existing retaining wall— approximately 13" high measured fram the gr�und level at our property 1126 Florida Ave. N (Grossman). The top of the wall was at ground level along most of the property on the Polinchock side of the property which adjoins my property at the time we built this fence approximately one month ago. Mr. Polinchock has made grade level changes to his property over the years.After both of us received this notification dated September 10, Mr. Polinchock has excavated a swath of ground approximately 2 feet deep directly next to our wall,compromising the integrity of the wall. As is made obvious by this alteration of the ground level, I believe that the height of the fence should be measured from the top of the wall. The ground level can change on either side af the wall at any point in time. Thus,I co�tend that the fence is 6 feet high which is allowed by City Code o�has been grandfathered in(possible front yard portion�as it replaces a fence that was existing since before 1978. Examples of regulations relating to fence heights on retaining walls are attached. There are varying opinions as to h�w the fence height should be determined. As there is no stipulation or elarification in the Golden Valley City Cade, my interpretation is that the height of a fence should be measured from the top of a retaining wall. For example, if the top of the wall was 4 feet from ground level on one side and at ground level on the other side, and the fence height was measured from ground level on the low side,a fence of only 2 feet high could be built on top af the wall as the top of the fence woutd measure 6 feet from the ground level on the low side. This would create a safety/fall hazard on the side of the property with that would end up with the 2 foot high fence. Also,our wall was constructed by the original owner of the property. This wall runs alang our south property line. At some point in time after we last replaced the fence in approximately 1992,a portion of the wall has been removed at the Polinchock property. This was not done by the Grossmans. Because of this missing portion of the wall,we did need to build 20 feet of the fence using boards higher than 6 feet in order to have the top of the fence straight.The alternative would have been to have a space underneath the fence until we could replace this portion af the wall. 2. I did add a 22"spindle top which raises the height to aver 6 feet on a portion of the fence that still remains. I added this fence topper to the fence to provide additional privacy as the houses on both of the properties adjoining this portion of our property are at a much higher elevation than ours. Although I do not have an exact date, I strongly believe that this was done in the spring of 2002. 1 used materials that were scraps left over from a job that was built at Cub Foods at Har Mar in the fall of 2001. It is my contention that,although the height of this existing fence with the spindle topper and the portion of the fence that replaced 1 section of that existing fence is higher than the currently allowed 6 feet,it should be grandfathered in as it was built over 17 yea�s aga. . � � . , , � � ,, �. � ,, �,,.4 y . ,,. . , . .,, �_ ��1 . � �. . ���� k k��,Y � � ,b\ ' ��� � t ���f� . . f ��Y .♦ ', � '� "•` (�� , ' ` , � � � �� .,�� ..:. . .. ,, . � � .r. . �� ~ . �.,�, �4.� .���.� `r . , S� �- � � ,R;ft�-„ w4� ys � `♦ �. `;� � . A - \� , .� � � ,. � �.� � �\ s♦.♦ "s.V�e F� . � �� � �� � ��*ro �� ' .- a5. � ������ � � t ' � �: w . , L„a .k� *` ' 3 � . . ,. ,:� , . '.� . ��. .� ,, , : � - . � . ��� �� t � . . � '�,...., _*� J ' . � . . . r'w+� a �� . � � � . 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'� �� i �� a,`: ��,� " 4 ti?� :�.C; , •�.. �; � , .p. _ yI� ,,,,�III I ����,. f�' �y[ X�. � ,jy��'�'�� , � ��� ����r , � �� !.a�+ ` " �„ r r R' � ,. � ������ � �. ���; �.����� � � .� ., `'.'Y"a �� � ' ��� ��. > ,#;��,'�-"°" . � 7-.*�u�. » . ., .,r f. .#lk,�... �. � ^, x ,.: . . ...... <. . ,, � ..'.:'4:...r.�,.. ... .� �-: ... . -.. : WALL MISSING FRC�M THIS POINT _____ __ _ __ _ . ___ _ -__-._.__._:._---.x. ,�,...., �t , � � ���i � r;,i-� +..�_� ., , .:, ��`"" ,.ro �,�„� �"��I�I" . , „�5 "°�-•.. ��,�°� �, .. ,� � � , . � �- � �' . .. �a. � , . . - ��;� �� { �--�. . i ¢� g� �f �° ` � ��^�r ti ,��� "��G., '� Y�: . � w ro,. , .� 1 :.,�� ,; •� ,���,.�.,�,""�, . �::,.: � �* # � `* ro. . , 1 r .. CpC e�..., A � � s 1+c�y`�� , ' �.�lti�yr:�;w,A;'� >�` �' �� ` .. � ���� �. �$ � � � „��g�� ♦ , » �o�.�� � � � ,!! H Y . .` ,� ���` � . „ s, -w ��^�x ....,<. .. u w —�f �... ^' " t N'�+�+j,._ ��'�-� �w �.._.. �x ._ . 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Figure t744•A �sanpabloca.gov � ._..-----��__�__T_ � _ _ - _.._, (t r i� _ , , _(t�t'asurc�Mt��yht(rram top point of rc°l,�;n:nq wsil f��qht Irort� lower gratlt� ' � i �sanpabloca.gov Howevei, d a�etain�ng wall has been conshucted on a propeKy line. ihe he�ght ot a tence or ' ` '^ walf shafl be determmed by measurement from the suAace of ihe ground Ihat lhe seta�Nng wali supports at tne ave�age grade ievei w,lhm 900 mm(2 95 it 1 ot such reia+�mg wa�l See beiow »___. .. ,.. � ,c'�__ , - _,j � �, 7 � � � � tG7rn(351h)max y=t��;— � b � - , lYncetwall hQfght= �b� �,ho;��yard �1✓.•. t � � �`"`""� �" 1 8 n+t',91 h>ma� uac�vei+d.�._„"",.,_„-.. f*�^a F — -.._..__.__._...T!+�.��.wr..,�,�±..i r�` —.._._ . � � I f_..e_..._..____._..__.___..._ ' ISterling Codifers � - ----.- Wall and Fence Height Measureme�t For Interior S�de and Rear Yards � I � REtaining Walls Uato Three � feet Are Not Counted Totivards Marimum Heignt Fresno CA . .t/ra.u�i,.,Q rhr•IlciFhr��/trnr��z on K�raini�i�N'alls. 1'i�< },�i�i�e,d.+S�iti.. t6.,: �.�,i , in{��„I.,i�t.r:i:<ny,��.���n�ne.v.u�����h�qn t�c�;;r���uu�l I•+.��i�.n I������v�)i��+t �t�le�i.l t��. f��n��� .�r.�f� dl . Feme �Reu�rnng wa'! Fe�ce heighc is measurnd from the ground level on che highesc s�de of the(ence FIGURE 15•305-8.1:MEASURING HEIGNT OF FENCES ON RETAINING WALI.S Photo of fence (looking north) taken from rear yard of 6420 Golden Valley Road � �,' � ` � ' �� , ,u 1�. «.� ; � t . ,,. �. _ � � � . �� �.� ��� ,3��. , �` �... � . p.. �4n+.�iF..r,��re' -'«:,.''. -.• , ...�^ �0 5:, . . �k'a � .�tvs 'ti�"� `n�'�5'�„ .-�,,$` ,*���., # .. ' „���� �� ��Ar��� , r ti . � �„� ,. , . . s " . �-. t, v_�r' V. , . , .s?; w,�.,., ,. ���.�•,. � �� � , au � �' �`�' � � �N � �� f� .� u ;.: , �. _ „ � _� �w � �" P ,: � �, ; '�y,,.. a ` �' ���`� � �. ; , >,� Y +M,�i , _. � t �, �+�> . . � � � � � , � �.,,.�,; . , � <„ ..�� � :� �. Hennepin County aerial, 2002 `" "`" ` ��` �-� '� � � � � � � '��• � �� �� �� � � .��£ � �`� .��� � . � G4 �`��� . � �` ,. , � � 1126 �,�+� �, �� �� ° � � � � { ,� ,� . � �� " ��.� �� � � ,���� � �� �. ,� � �" �� �, ��, + ,� r < ��. 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