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 . �*, � .
' �� �'�"� � �w~ . & N .�
� .� � � � �
�
y v
'„�a �� `,� � � w.x��• � ���
� , g �I,,, �,,
a �.�
"'�'� x �., ')•�:t � :
'i�� ..�_ . . .
�.
4. . ,q. . ,� .a^'$ 1l.��,`-.:. ' _
''C,r a.,. � . _
r�
1
�+
�: T
:'S�,- . ' �:?� - . .
ro . "�S �' � ��-e ' � C��.
- "'i :a � . �� ~ � . .
,.�,.. Y�� .. � 's,., a� < �Mz . . =�� i�.
, �� � �. 4 � . 4a� �'� N�1144��"�
t� „ �c �¢,� � '�� IU+t�*� �. � ��Y t.
« '"' :�1'�K� �se a, �-�,�� — :� _��`;�k
� }. a �. � ���� �� �,�a
� �x � q
l si�� , byK'C
'� ��� �� ^�� 9d. � _
�.,;� . �-'= ''
, y ;�x t� � t
, '..:,, ,
.� ��. w�. b� � f,
`
� r e, ' �`;...: • ,
. �' 't�. � A j�
�
.`. � _
. �.r. ..�- . �
. � � , ,- � � `�
d — �
..
u
� � . '.:... a ,.r:' i .. .
a -C/Al'u'. r� . ,
_ ;r.
f` -„r�l
;�� �< `
g _
1 e
. x " '
, S ..�-�� �I,� ��a;� � :.� ._.;: - .�.. . � .�.
Is ���If �'
4:, � i i ;I
` 'v � r
�` 1
r �
�
��'i
�
��.
�
. � ,
�l ri': +
;
�„ q ��
',.. z.. � ., y -�.
� . ._ .{ 1r - .•.,��
^ / f' �
j : �
x�I ` � '+"7^:..
F +
j� �rs�X "a ;: . `
_.° i ,�:' a�'n��' '� ��" r � .�
�t ,� s` � � ` >'" z � _..
�.� c , �.
� '`.��3�. 5 ^� ? o-n� d� r a�„ti'^^^; � � �.
��cFk'-� c � s �.' J
���+� „€^t .e� �; . 'c�.:
s' rk tl�
F Y ���' � �y� � f� k,;) ,�t�� .0 t
� �" d� n,�9,y �' �'" {�'` � �S �*� `� r :t�.�.�4�, � *5 s
E � �V � �?�F;�s�+��t��4,�.' T . � C .,� rY� rt��G
" � � ,
,
�. �.
,�.��, „�� � .....,.-t.,,,,,�,:..• � q �
r
�
, . ..
.� � � � � � ��_
, �;f �
� �.....�..�—. ,,�� ,
� t �' �� d�% 'w.. . c �'��s
� �
.- ,
,.,�:. �td�sb ,4`�m �r.����; ,k . .,� � � � �+��
�,
e�
" ,d
, - � � „<., ' :a
' �
��
. . > ��
� �
� r F,' � .; 3 k ���� �:. � �
:.
{. � +b ^
„- • ', � y.... � � }." . a
-> h�sbe. . .
.. ., .�. . �� :.,�. � .
. � � ,� .... .w
_ ,. ,:. ,..�.�..4: i ... }�' �� �
�
� .. .. . � . .. .,. "��.: .. .. .. . .. . .,.r.. �.� i:.�.�a �.�e�,-�s�.� m. -�. .ar�a. ,. .. :;,
, . .._ .
�� _•� .
.� _ , �
w. � � �' �a� lrl
t , ,"'',' �r ��.i
�:,�� ..a��' �r „,�� � '�� s w y�� +�i �
.. , �� .��-� �'��+,
ie, ��"' t+r S
�"�..;� x ' ��� } ,�4��.� ,
� ' ., �x . r" _���.
�� .+�.y 'i, y���S.��� �v. � �,12 'qt v
~`S. 4 ;s 4 i � Y �{'' y. .
�. ��y �,, r� '� <*+.�_.^•• .
`�� �`x � ��'� { ���p �
d'c �'
� ���a ♦+ `����''�ti �� A'� �d'A " ` � � �, �.
,'�' 0.i,�'�.r ,��A� +, - * � ..r� . �
..�'��'�S ��. �rt''�+x . .'r ..� f '.'� _
K �
qy..�. ,a`��R. � e ��v �������.n9' , d�1 �� � ii�.� {.3� '� .
. � � ._iC ..�k`d��'� � s A„y �'>
� f�>+b '+"'��''v �." �r�"` a� �, r�i#=..ul��k .. . . .
L��%.� t r '� �.� +t'�, -'� ! :�+,�r `�"�a �!,'�� y �'a*,.'�', .
►
'�' ', '�'t x �c � S .�'�` �� ,( s� t ji•,•°� i ��"
'•, ?�i- A
��''-$t> .� .t�� � �? �� ., 1 .��'`� j� . j �� '�'_���.. -.. . .
�`, i. C� S�t x ',. � �tl{ � �~� �� .�.
� t
�' �` ��*r�n ;�¢+� �'
��- � 4�:.: . �� e °�
y� s`�. :'`� �as.- ��"�' �� � ��,�
�',:. M1 ' �.,..�.. � j,�.:._ ,t, . z .
� ��.� 1 ��• `� � .
,. . �
f�
`� � �
�- �,;
: �� ,
� - �,�,� �Uu� ��i�
.,�,z
r
� _ ���''���i"r�� �
..:���h
. - � :b
,
� ��{g"
� r r"�°{ � j � , .
' � � `��` , �' �"��� �
'��:ifi �F � ��y ��
� �.�
M �$ �, "�+� � ':�� ��}�
a
�'4�� ��.��: a �r'sa^'_ $^° ,�.^ a,�qy"a t�:
+ #� .. b
�►t Ny,��",� .� i 7� �Y ..k X + . . '.�
���'�.."�� '�a� �k � ��� I �
'x M1' � �� �`'� �� � - . . . � !I
� x` .. �., _ 1 �n
'�PY ��e���� ...}�r{ ��� ..�. I� �� I .5
�
'�a � �f.�,x. . .�.� _ -
`�, �'� � �. . � � "�.4�
f .> � ^S:'�g A. '� c(�� i; �q � ,i�� 4
o� �gy� 4 r: � ' ���II '-
� ��'� '�` .., i 'r�f�Y�:. I� '� � . 1.
. .: �
� � �. .
r ' d
•+ �� �
� *.. ^ ,�a" !d�' . �.:: . � . ���' �d
. , �. f ' �:.s . ..�. . ��_: . :.�,,. 2
.� y c
� ��, ����� �' .
, . , ,
q .. L '' F
�1' �� } �' y'. . _ �t'"
,� .,^,..,. �� � ' ': . �k i
� ,� , . . ... . .: .. ..., ri ,� , , t. .
��. - ... . ,. .._ ,._.:�
�•� .. .M-.�.,
f l,.t .�i . 1.! .. €� � "n e'I3:,� �
Y w
�. � � .
Y_ 1y
R( � � y"�A�u/k� �t'�P
� ' '� �a �i�' i,.; . . ;
k
��r a,��.,�- ''��. . ��tr^�;R�'� ... ... ,e?.�f. •�.., �.� . I
2'
�6 i�r ,11�+k 8 v. ::R.: -.s �d ... :.y .$ ..
h'I �r+l.`���4.``�q . '- ��f�� �~ �' {�.
�ll� F. fi'$' P' j 3 � ��i.: � �"��� ��• r '�e' � `
3 �' � p� !dp ;y. Jj.t� K .+�.,� . �'�� � �..
:�n '^ �..` .
. „ ,'°#Y .�P £°� �S S ��' � +, . �:
,-.. � � - ..:�.
., ,
�.'
` � �` �`�+fi-""y�jy''+«5.�w ���. f �n�.� � �g,:: �4�
y , v ' �. . .. _
� s,�U.�� .. . ' . '�' �: �� w ' �
a t
. ' � . � . �% • .v� .[ r. �r�� ',) '� • �i�
'..��.,� �.. R �.. {r. .,�� � � ; �����i����
� �. � •a�`. � �.�� � 4w "^z+.
�t x�
� -, n �� �. .,k
.
.
� .
� r,. . . -�
>s . � -.,,- �,�� _ �. n ` � < ,
�, �
, , _ _ ,�. �. l
���� - �,;5, ;
�� ,-.µ �; ;
� . .
� .
� ;
� � �
�w
. . .::.:.,. .. . �.,,. . . ,. .. . ... .s�..� ..iic. fl�.. � . . .._ .. «�v .
rS � �rS
� �r '��� � ���������/
- T:��S"m� �^^s#{�s i �ni, ab',� � �,�:.
a
, . 5. "� �� ,� � � �, � �.`f77�i'��F�fi�t�e����* �t�+#I. n„��.:..��r+'r'S��;,:
Gy ' • �i it r r9 �
�,^ 3 �j�
a
. }�
7 ,'.�.- . ,&" i 1 �.� ,`. ""� g,.,'�Y ^
� � 'f��Z x yiP �'��r�°���`
, .
, �
,
,
. y ,�
�r ,
��4; '� �'� s. �" �-�,; A : a.-' �'�� s ....,- �,�,. ` `
_ �
�„ ,��,�,.� �.
����' ;� y"����:
s�E� i> •
I�� ��,� �1� ��i�.�'�'e s' .� � . � � .
i ����� ��
t, n
k�� ���... ��
�
„ � ' �
x� H
.,...: . .__. _., ._. . ,. , n �`, t.
v
�: . �'
� �i
� � .. ., V .
'ss" ; . a'!�� s. `; � x
�
_
��,. ; , r �l�t_,. ,
� � �,. 'Y ��.�-i'��+ � °�l,�.. •k•.N �
`�.
.�q ,,. � .
.. `>K�,'6b's � 3�
4� ..� t
, ��.. a� '.��ti
.�� ' t � . fi ., Y�! $
°� � R r.
' ��-, � ����g� s� ''�� �
. . ,'
.� �,� ,.
�,,� a.;
,�,,,, T�„�,f , '�' ". x,�- �
�'�Ar .r p.� ' " X t d G �'�. F�-.
��'��y.� �:•`�: . i��f�4py�. �
. ,&
....."4 . t��
�y�a;' i }-�", �.. � _
„�x,.`�'�.
� �� �?� ����y' .����."� ,i
.� o :� � ,
y � � ,,� t
# +g Y �s � .1a"'
.lY. . "s�7i> '`t' $ #... ;, .
�,��+ ��.t '�. > � r� �" � �a.
,�sP s7'a a. �" '!�{�, �r'
��� ,�;�.� � , "n'` �c ..
F� 4,r� �� � ^'�. � �, � � �.
,�� t�� ::s. 3°:�._ ... . ti
.
_ �. ,� .��� ` �.
�� i�s� y,�: �;.
.
��¢ . . �. t k '�� ��1P � �'�
r , t�'`. t�` , ^' , �:`
.
C" �i+`�. - �r V
' ` � '�": r � '�a�
. ;
. `� - ., $*��
»-
u
�, E
�'�.. _ - x�- „� �,M � ,s�
... *, , ,
, �� ' � •
� �
� �
.
-,- ,i " —.'�r ' ..,�� • ^+� �� �
_ • .� .-�,, . __
+ ��n..:
, s
�A� ' �� � � �^
�r �� ,� � � � =� �`; ���� �� ������� _
-���9, � . J . �: �,� r �� v,�� �� ;
.
,"g �,�: � .�� "y��h } y� n � a� � ��,�� 'Y Si� �1 �I �.,,. �,..
� :
�
�
� -"�a�`+�" �;�. �"' "� �,,, �. �. �,;� �_
t. �y '.o- a�
�' ,,}�
. � . �., . �
j�`. � '� �Y � � �.ry�! ��'�.ra��riry��.;�,.. i�'�r�3..
��r AY �, rv, �
; .�".� i ` �' i
,9j',� 3�:iqs sv -� � �S
� �'�:�� � "a � �<����" � ��'��'� � � a- s�r ?".�,-.x '�
��' � ���
�t.A.:: �' f^:. �,
Y �W� S � KY�
, .r .. .� ,r. � s .�
j,
_k �, � � .� �",�`�,� �M
._
� �, . R ;�
,
r, . ,
,�k <96�, .�7, '�" .�- � ��ho Y �t'" `�i,� [ ,�.
'��,r .e �;r.:., "�-;
� ��� . ,t�'e,�',�. ' �, �. ^$�: "�+ �{ f .�
s'� ���` � � �� �
..- . 's.,.r .. . . .�'
_ ,.e r � . ;� ,� �'a;r. � ,W�"
t��� ��� � *���*' fi'� ��'*,� �+�
� � � ¢` 7"� n .a "� +
� �' i "�.�+� O+k r°:'°a-�
/ � ��
.. �9 ��'� ^��, . �� 4���y��
� �
_,,d1� �w:
� -5�$ . a. ..
,
.
� i :
f`� a"�t � x ,�C.`
��� .. � �;��,�
� .
� ,.., .; �;
, __ ,
�
�� �
�� � '�� �°y� :� ��:.' �' �,� .,. . - a ���a�� ,��'*.
i � ;v��1, .. �� � � 'n..Y, I�;�.
, „
• -a.
� 4
>� � 7�.` " _ � *1 '�. '. ,, a
. . : :.> -... . '
. .. , _ � . _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 $�15 1215
1210
1211 1211
I
= 12 00
1203
1200 1201
,��;,,,,��;,�r Subject Property 12°1
1140
��j�S j1�g 1123
P��rK 1141 1119
1117 1108 1109
��� � �
1140
�
� t"" 1104
1109 1105
1114 1134
1115 1100
1101
1101 1120
1039 1Q38 7801
111� 1034 1035
1031
1100
1030 1031
1025
1�� 1024 1025
10d9 f�4 10 20
� 1021
1020 1010 1415
1Q43
1016 1b17
A A'f 7
�V�`�.�-3?�
,� �
�
,
� - _
i,... �,_:�,_�
7,-A
I,,
I,,ti :�
I
�L.a
I �
;..�. :��
1
, �� � x .
� ��� �:-�.
�
�� � , �
` � _
�
------- ------------• : ;.,
��E � !—_ _ '�.� a
� aE�E�.� �
i
i �,�„� �
i ��..sE , ;
,
ia�.��,� ------------------� �
i
� � HOUSE �
� � �
�
J -- ; ,
, ll
5 yy�.
II
ll :
s��. '
1�
li _
�I
�
-------- -------------
�
��
90
�
m
v
� XxxX � p
� DATE:7/ZO/19 D � O r (� D w � �AF
m PROJECTN0.:19070 rp � � D � � OLSON � � � � A c LI r� 9 z
—' L m � Z O 1 1 0 9 W I N N E T K A A V E N G OLDEN � 3 � Z � o ,��,� o
O °D Z � m VALLEY MN,55427 � ? � � y � „A
y
DRnwr�BY:SB Z I"� � � � � °z � . N tl�'a
V
� h
��
� � I � I } ���m■�u4��2
'alll Ir o
� � _� • ^3 A WN �C7 ��r!
� ���������l6����'�i � e as` w'�'�° 6� '� or
� i� i �i � C � sc,� c � o�.�-Q�� p° �'��i,
o. � � �g �� �� a= g�,p ^'n
a .nc ° o �� Pl so � � ��
� p ��� ��o 00 �p
�� � �� �z
� !P 5.a�`� � ° g " " � � 09
� O �3033 °0� �� AaY 7C
ao � s?q �yy^ � �'
�C � w � � ��f9 MS � �� ��y
� �� � 'L�. � � .'t.r,M 'O
O �g O � � �G � d»p � �
� w
W p
:S � � � C N.O 'T�'.�� `+G'1
ao w a� �
o � �g � 3� �o� �v � o ,�.
� � �$�� ���n �
g�'�� R ���`�
c -r,�°.rj°� �� o � ��a
:SP � m
4 � �•r� m�o �.���.
� `�5 �',� �'"e�'�.
c�o m 3.0 � ' a
�� � � � 83r� `�'� x`'
g � � g ^A �� `-� $,
m� � � � g3 a+ '°�
Z �.,3 � �� �3 � A
� m"'°
a �^ 3 ��T�
t�x�� O 3 8 c�oM� � n �o
�� � � m � `� ���
C 'Z C. � o
�z ' �' �:°' °
� � -w n ��-,
����
��� N osrsqs-E
�� , � �--=�a-
; � � -_ _
���m � a.,
� ,
�� _ ,� �. g
�4��; � � �� �
��� �.� �� _
� •
o c� �
Em. �€a-
����� �s��
m � s
�
%�g� �i
� ��� �� Osek . '- �
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 ,� �� � �
�� , . "' '�� P i .
� , � t
� ��� a
1 I� � � �� '"'?� fx
� � ' ^ ° `
. _.. . .. -�... ._ �.�f, ` ` � �F .o.�..,.5a
;i�� �.'�� i4� u�y�� �
� i} �^� q �l.
i
. � T r �
� �r �!�1 �� ��� �'� �
� � �
��: � �����f � �� � r
� � , '� � �I� %�;, ��n �`��-`:
�� � � "��. �:�'��;
;,, • �t;�;;r<_a
} �� i���r� � � a �;# S"
� ' ;��ii t s � �f
�_ '-� '� �„� f
' �1 � �� ; .j�`� � -
i� � t t ' '� F � �
a, j I C! t ` .,��aup t.� � �'� ��,��'�`� �..�; r
� � _l..� .�_�� �� ��� � � j�����
r�s � ��� . �i ( k �
� ;
E � "..�F. �� +� 54,o f p+' '��
n \,,,,1 ���f�'�vl6i�91��7r./ k�r.'xi,,u � $ 5�.
�� ����� ��V`. ' �� ���v��� <'�� ;
���. ��_ '�I � a.. + � �. r
(f �7�'i��%��—��+t� �r } ,r t :
f I{ � ��9�p.�.�� Y{p (�+' �1!(g��' ,�iM+ 4 �
��
� � {, i �u
p� �r L ` a Rk.'Y�wN+�..iR��Y . .. .f 1 .f
. 1 ¢ ' •I '* { �� ��
T ' ��� �� ��� �����_.�.Y ,�l� � :�'
�� .�- + � M a ��`���`��....'�.' .. �.:^
y sr �� t �f�7���°it ��o�'� '�
���� :�f.���`r� t �i�� `�� �? '�
� p�,�y rn �,(,
�� ��'��I����� E 1 � ����C.�I �t � z s't,�✓<;^1;
��� r
' r d�i,� �E ( � �� ����l�J� � * 5r_r„_
"� y����,flp ��'� � �r+C�3G�'16'� a6i�� � � � �'�r4j�����,��
V �a � � rfi + ��c�
`� �'`'� 'Y'`' ����' [[[[€C[(i�������[[C[ ,� �.;��
.
k .� - �,������..
� �;� _ $, rr �k
.� �¢�,*.
�
f..V, �� 'f 'I . . '.���4
�.l. .. _ � �y,'
y�, }1�,g�lk''�
S
ti .. � w�6 i ,��� � 4 .. . e+.'� _
;�!' �.�� /�f'�. ria—. . f.�' . ^t z
� �a � `
I t �yk
;� .� �� �I�I . � �. � , . z� #1�.
I I ,�I � � , d . .. y.
I ' � I .���I�� � �� � ��� l�.
� �t
i y,_
� � '� ._...._.. � 5 k�Y(n^<F'.;
� � t ' . .. .. Yjr, G�t
�, �t ���t� tl��i 1 �f � � � '���;�
.,
� �' � �. �
� I ir
,L.i'i`� 't' �t� � t..LI l i!_�i.. . �4<
� . � � ��' ',�
4 .
�^t7 �. , �F�,
`�-� ,q:.,. �. �l eY+.
.�� �!�"
� : m�`u\ ,:�
1,�j'�y Yr ;ItxTi.
, � � ,�c�
Z� ����`T 4 . �4,
# 'I� T.
� �� � x .
�� � � �� '� r. �'
�� s�z t X��� �4 i
..� ,
��<: " �} , �'� �
� n'�'�_ 't�,�� _ '�� � . �lx F�.,i.
# �, y y; ��
i��� �k � � }; ���
.' .� ..} 3. S�K "� '�'. . �1[*.t'at 'k�. ..
;r ro �,•�� , ��?:�� ��i+��t
� r� Pr 4,�✓ v" ..A��r a .N�'�^�.�� '�}� �A�yE,�'1ix
jI� � � t 4i � � �a��v�sttl.k^�ed:
';a �, * �k �il A.
r:- u}`- `y ` � , � •,�y-k���
„•a. r a ��' .
ki,.� t:$ + g
t��k t°LL, ��I �� ��/ � ;�� � ��
4y'�yt'���� o ,� ,d
Ar � SL.. 1:�
71! �,� ,��, k p � '
� � r
TM'c� ai
�" � �� �#� ` `��� ���
�
�"'<,�� � - �t '��
�_ ,
,
��, `� ,. ,� 'r
",
♦ �-� ±1 � � ^�p, ' ;S4 ',��
�! �. , ... . .Ye�k �,.., s r:..... ..:'i.+�:,�-�:J.'#
. t „,�
� „ �V��h �x .� ,=�k
`''; .� ' � •�yj
,� k�+
t. ,
�l �i
y �A
4
.cL�� � i ,.�
Yj
,"�aF'.`�`r
u a. y a ,�,w..,.�.
..
"
� vA� � . ...�.. � . . �
,� �,� n��f j�}�f� i 's ' i�l�l��il, {��
9 ^' p� � �,hy
:,� �4 i�i.'I} �� ' efT .
-k������'��f�a � �k���^ �����t::t'� j � T *
� ;��'�,��' �����1,l�:�; �P � �'� ���li � �I
�ttI!� i
�,:`�a qi��r��.�j �'��6� t .F i ? i���� s K;a�* , .
� ; � 1F�f:EF � ;��) J�
��� �/ i�=�Y�� I �. ���� ��:�
��� t�i�� t ,��x� ���'� ; i -� �1'
,�:� , ►��, `1 �:� ,� �; _� ���
�:�,1����� � ����� ���<< � �, ���_�
��� �f`��'IC ��ik��, 4"(�' �^ I� ; �� z� ��,.
1 t � � � [i. , �
�, �;, �������� ��� �.P� ����"�1,�.� � �k �:� �- ��� �7„�. �;
"'x �+i�i,�� k����aGE�� ,���� '�.� �, � _� � '`
� � , �
,
n� F���� �y �ky� ���tr� l�� `���4� � , , , �
�, . � ' �k}�i�;� {�V � y��l�,��4� #r�����:�R '' r�,R� �{�-. ��.��..�,,.� �- ' ,�>w
C� � � k
� �¢a��'�11 ���� � ����� �'� E � � A� �:�a
I ti� � k � � � " �
,� � � a
t�� ��, t � M�►� E k � ��� � �.�`� �� � � �
.,,Y r 1!j�� M Fi�EItI �1�.R �l� �� �� ;� � [ [ k�� ;��� ����� �,,,,
��,��.'t,' ��k� M� ��Ki� �t ���.�( �� ,� �� r b �! ifi� � �� �;,. x
��r � R�¢ly�t����� � ��� � � `{ �i'� f,� ����� � , `v t
y,.�r"" rl��4�i1�� �i� �tp� �� ��� � ' �, ��. . �
. �i � F �� r�, s
� �.� '�+��l��f,� '1�� '� � �
"'r �j! ������. � , '� �� �1 � 1 �
�-': ,��i.�e „ � ; � ,
�-�� ;F • �;� iii ' �,c����i ��f
�� I�w .
t� � ��� ��u � E
��..: : ��i�� `�„� � �;�x�t�n ��! �
� � ��'!F'�Et � ����-�E���' �°, ' �il �, �
��F �I� fr ,+�, 6R 'F � � �F �r�tl� ` �'�� �, ��
� �¢t #��t ! it !; i �k,�� d s � F
f `
� � t�ii3}l����t����r��`fPtt)��1@��p�� �� =i ,� rx, � y
�i,ti��}'j��t1��:66k�C�t���� ���y�,' �'� -,i i � ;i �•a"`�" � ��
"a ��t��! ��E ������������� � ��'..�LL����.������ �
'�� ,k;������'� �}�, ' ,��� � �� .�
-� _ ' }�;�`�����11t�i-t�a ��'u _ ,��� i' ��
� ''' s N `•�t� i1� �iS� a
� v> �'� .,���stl�����tla���� .�� �:,�� �.
i�I t r� � ��ti ��� ��
� s:. � rif{t���#��! �- ;�; �,j,�'
°�` yi;l��il4 ... q��- � �,�� • w;
s �" ,"j'��jI�IE�il:�� L �� —�� G'w���` ., � .
,�;1� rll� �I,� r �� �� � � �, , ,
'``� �ii�l�! 1�� ��G��.r^j°.' � �i
,l��3 �!� ��i� �� - � �
�� ,;.s����,}1�i� � ����...� ',
�- !;';;�F+;'�l��i� ; ���r^e x' � ° ���
� ,� 3,�,�� ���� � ���,.�.:�� � ,
�t,f�1�1�i�i , �. .�S g�� E L
�t .,TF I i �i yt -di' $�,s�
!� �� �f L.t- � .� I� :z 7� � .
t�'`!, �'t 'j �i_��i„ � `{ ��rt
�F
14�1` ���j '��y(,� ;� _ .
�l(�!� (�rM ✓e
� J l i t�t� i Af.
Flt�� — ' i
�� w`� �
, � a � � � � t��
, � ��� �q�
F{� `��� �d �`�;���.,:�'x
: � ��C �
i ._. -
: � ,
,E � � _ t ,
3 �
�:�f�,���f�'�g��(t � ,, ���, z��-
. . a �� .. �� ��.
�y {y � �. ��, � �
P y _ " '�� 5.;��� � � i �
w � h��}�,j� � :�-.i�- �� �. �< .( :
�,i
L '.� ,� , � s�r �.�
a��.`.�" 3
^
� � �
/�wp N '_ s o N � � � W Z 9S:Ae w�nva0 N
-a~ � a''.� � z � � `� LZS+SS�NW iL3lTd/� � � � z � O
`° ��~ °; � � � Z � N30lOJ N 3At/b�113NNIM 60L l 0 Z �- y � N
;x ; W .. � � ao � �
�'��,3��� 0� N � � � N�5'10 � W p � ocos�:�oNla3roaa w
� W pC Q c�
�--"-�._�_--'' � o �
a
X X X X 8�lOUL�31V0 d
� � � a .� i� r ,
r
�� �. �si
4 �}} r ��r� t
I 3 x� ��� �{-{{`'{4 .� jr ��T�`�..��i{ .�l
.�7� � "L � !`� � �_ �i-i� _ � � H
�I'�a�� ' �tt. {
f }
�} � �'�� L i-t. ����1-� -t; N� � k; � W
t Y: I �-
a �.���jZ i`tr t. � �. ;
.�� �
t{��-��{tt. ��� F�� . �w
�r, 1$� `�r r���t� � E� a �
� 7� z r. ����F � � � u �-�CF'�.�}� '''
i r �_ �F;, ;� ���4x� r�.. I�, t, . �
, ,r+� , " ' ,�`- ��� �'` f,;
,.{ � ���_c ,1-
i , -t'l �
s
r �
r ��r'�; � � �. �
x
� ; ,��, � ������ � t��'4, i� ; � � � ' �
� ,�r� �� }, � � � . . '�
��' { �� j� �
.t r F -rt ",� t j '
����� � F
r
-7- =� �
1
, � �� �.
� � �� �� +' �"� � r��``}?�--
� �.��'� f � �{ k�! 5
� t���k i Z {t$�,j � ���_ � J
� �t �} ke � �
r + �
}f,� 4�{���� � k:�� +" r � ��r j '
��,a-��� � �i :1 `� �r ' y�
J� i �
AF y� y� i _
{}� ��� ,if��il�lsrr ;Ir ��� i
�? r {,
�-��{_i�,µ �� � � �� �
� ���?�� fi
�.
i �I
,� �
} „ �_ �� �� i � � �� �
Y � ��� . �-,r-1
� -F a J. �, ,.��(�, � i�{t _� i a ,
r����J�l.���l I C{ it'� � lJ"��- "Y� �
�F J.��� 1�t�{ �� �� �r� �k� i
� r
�{{�r 7t.' �t a.L?E ti ��tr iF�, `i
a� � � i.€ i '� 1 i '�.
�,��-�� �_�.,,� ' �°
�, �
:N ,
_�f�� ��� �i..
��
.���� 1- � L �
$^
� 4 � iJ
�� ��� �
;
i-_.� ��.� .._
{ � �,
n �r�{
��tj� ," . � ; ;,:�� --
`���!� � �
i
'� � � : � � � �
a � � C� � ��
� ;
� � T-',� , � � 0 � ��
.�� �� �
�_�, �
�� � ,��� � � : � � � ��
� �
; � �
{ f � � 0 � ��
r i � �� �. �I �;
�� ��, - - -
,� :
� i ��—==1- Tr
� � � _ _:�_
���� ���'���� �
K „iM Q�':; ��
'� � . ,, � � �� �
� ,�
Phys�ieal I�evelc�p�rnex�t T}��art�.ner�t
763-593-�C39►t 7'fr3-s'�3-s"I{�9�(��x}
Date: October 22, 2019
To: Golden Valley Board of Zoning Appeals
From: Jason Zimmerman, Planning Manager
Subject: 5410 Wayzata Boulevard
Webb Golden Valley, LLC, Property Owner
Introduction
Webb Golden Valley, LLC, owner of the property at 5410 Wayzata Blvd (the Good Day Cafe and
Metropolitan Ballroom);is seeking a variance from the City Code in order to redesign a parking lot
with drive aisles that are narrower than required.
; Variance Request City Code Requirement
�The applicant is requesting a variance of 2 � § 113-151, Off-Street Parking and Loading, Subd.
' 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. Examples of alternate fiormats may ind«de large print,electronic,Braille,audioeassette,etc. t
5410 Wayzata Boulevard
s: y �� � �:` �F� � �����`�. �- � .� ,
,�,` {k,.. ,;��?'y a � �, ' '�'L'" � � � � � � ., �� ',a � .; �.��
,. . �� ��'"'r' #�,� '� f "`�"';u„r � � �:� ., �y � �.i ,�.�� '�,�;��
.a '� �' � s � y++�, � � � n�7 .,, .%�.. k : -jk� ,
r � �� � ,'�' � ���.
P'��4`� y '� Y�^;,..���wF 't s M �k .X P ,�. �yysq9� � ` � �A ✓
�w ,�RyYfya. *"'7,
� � . •'� '�'�, � T,•^. ��, ��.Y"3 � �� ` .<�%,
' : ,ly" �y'w, �,y�, '� 9 Y',
�, ;� �»�� � � � �,f � f �,
.. ��`;,,/'�, . ��.�`:". . �, . . . � m �,�.,,^�`�/t,����.- � � �
�'.
� � � � � ���,� � �
f� � � �� '� . �� ���' ���f �
s, � — �' � „ ,-�/'�r,r. �` ,,�
� � f � -.,u <e+.�, e�; .. .��'�.�..Y� . � d!i�":v�� �, "sm�'�.. ' �
. � . - y . � �� ,� x v
� � � n� � � � -- $ '. � . ��
��� �s� �us. � - F.s� .,� F - . �," " ��. � ��s
, k F
,s a�.. �� .�eet�,ar.
� J '"'�, ?� -,.�' wr
��f. : � '�'^�. � �y�`�.. �'.,�.�r�„ „�r..� ��.� e��� � �` � ,�� �j
�x�
}
� .: � .
�� RA+�� +0§ �*yrn f� � .� . ��.y S�^ ���,. � .i ... .....�,...,. ..
� � � :� �
I � � �� ��"�� � �� � �
, „
.
f.,. � f �� �
��_ �
4 �
� �� ��, ,.
� �
,;
� �
,� ,
�_.. ���� �- � � �,� �� �.� � _�_
�=�•
,�.. . � .
'` ,r���, �P��� ,. ��-4;�
� �i���'" �� .�. �J£ , '
; � f��%��i, ,' , � x �
�, .�.,�f �;� • '�'�, � � �
� F ri � � .„ �� „�'"' #�
i� „ � �,,�.
�m � � '� �'" ' ..'t,. � ,�w, :� ,.`, ��
� y � �",• � -�
,� � �,.w �� «,6,�""e" �+«
a
�" � � �� � �
�
�'3'"' ✓�i�y'`` ;�� '�"i l� �,'' � ' �� �'�`�.. ,�.�$� � � ��.� � .
F, . .,�i`3�,..'r � . , �'. � �°`��t��.��`'" � �,� ar d,�� ��"A,�� .. �
����.��Y�* ..�zr .�„-,„yqrF+,�'m,^�^ '�=f^' ,r � ,! . . �
„ir fl���iE='�`�'/„ � ,rd :;, .�. � .
r : ,�'
r�., ,.�.. „U , '
. . .. . ��.�...�a.,ar�.a-,.,�.�.,,,.n p�..��.»�.;:n:-:��rv.�-_�,.. x,,.,,�, ,� ..x� .,::,z� ,". n�,`,f`,",�"��3'�
. �..w,f_, . ,�,.,.. �. ,. .,��3,"r/y!a5��i;..`�,;�i'rr�' r.�"��'
i's�4"r,L�'��'i�P �j"r' .`u!,��',�,�%"�� ,�'�' - ,*�+*�. "� �l.,r rF. :t
�� �,� �
+'�..�' .f, � � � ���4 �..
�� h. . , �� �. , � �
s� � �� " � rr 'x��f�� �.
� �' �� r��� r �,.�4�
�
�� � � �
�,�. �
. / r,` ,��f
M,, n .,
� � � „�,�r
� ..a �wa.,�_._.,�_ " �,
� 3
f,9 �
. ... . . . �,. . �, �. � rj -
� _ �; � ,^r^�l.�''!. ��? -.,a*��. ,.. .,�...�.......»........�.._. .._�...
PARCEL ID: 3002924230063 Comments:
OWNER NAME: Webb Golden Valley Llc
PARCEL ADDRESS: 5410 Wayzata Bl�ci,
Golden Valley MN 55416
PARCEL AREA: 4.53 acres, 197,246 sq ft
Page 1 of 9
5410 Wayzata Boulevard
,f f "�� ��,
��.e, x�r { ��� cv
s
i � %i �� ,,,� , s
a'�� ` ,� p� � � '�. �
=� �� � f p
l 5 rr �(�/ /.
f� � � �� {{ y� *�
�
�f
/ � �/ SU
/� � . . r/., . � �k,
'N �y', � i s�� .' ' � . g '. O �":
�, � �I��III �� i�� �' ���,�.. � � Q �'
�II����11� � � � � �:
�, .,�. p ri�i�Y ,� ; ' �;
m y { �'
:�..,.. . . ' �, �`� '�' ��
f � � � ; �,.,,
F.J' f� �i yr � 5
�� ��i � '�i� � 3 "#e"� ' / �.,� /��r.
�� .^ , 'f� � '/�' 9 t a6
�t, �r f�� �� : t
r,; ,;�' , x ; �,:
�;. ��r��. .:.s�'"�� �! � r ��,
f� �.+'F �'".,
� � � ;3 /
f
�; � �• �'
h � f
�; , �� � �
�� � �
�, �^" �' , �, li��� Y ;//f"� ';"�'� E'
�`�i`��. l��,��l /�.� �y l.�s! �� � `v:
../ n�;� ��'�"" �' � �.,�� �`�
�f � ??`.�, 1 '`�b � ' � � ' � {5
'� f� � � 1 ����:- � � �/.�-��,'� � .g. . �.
�' +� ,«
`� �� �' � �`�':'�� ,�� ; � � ,, F
'%� ,'�F�,.� �' � � �, f�f', � '%r` � � r � -. �
�'F' '/�„w�et � ' Fa�'�f ; #�t �:� �f'
.a F / � � ��y,,�' '.� � y � .
'' �-� fi�,i� a � '',� %`' /f
y �t '�, f*`;,'� �r���t �,.ys • ,�,Fr� r �,�/' � ;, � y,, y�
,r''�'"/�,, 1, ��'�'fi. �'�if�k .+ y . ;i' �;
�; � x� �,,r� ���';.�r � . Y ,i�
�'
� i� ' �„ % �iF : , : .
¢,� �,� � ?�,�.f�i f.;''«r1� �„ � ��.wh �� .. ".� ..
��' f: �� Al,�t'���z� �� �" ..��f .�m � � ., y ,.s� y�,�
�' ��`` "'� �„ .u',��ff..����,',s��r.%r� x fi. : � °;'.��' l�b' ;,q i�' � yr,� ''' f%"
� ��� � ���'�,.��"!�'„`�`'�,� � � ;�,�;�., � `
� ��r,�� ��'"���''�`�%i�;'�'' ,,� �s � �� ; `� f:'.
yy:,fs � ��:r ��''����.,��"�U���.�� � "� ��.
� � � ' ,�.�'�,', . . . }}� /� F
y . ,�y��' l�H"'• i���� § G�j'"�' /"r��� .
r� �f`. '��� ., �.Y � 5 [ .�1� y;. �
./l i�, `� � �i� �'�' l E�rc/,�'� /; �
f� � �r'�%/�. '�'.��'. �� ��t`",+�.�',`� �'�.�`�F�S� 3 1 �;
r� �� �w��i",, ��f,'' '�; '� J��:" r�'�,'�r � r
�
';:', � �'i��� ��� � �.�:`,`� ,� ,
��.. ��}� � �,���.;� ����.��� f y;
� ��;. �` ��� �,rX,' �.!,
s
; '� � . "� �
�,{ � �' �. "�''''/ "�,fi` .. � r$ „
,.
i�� '� . ��` '�/
r .
� . � S
`�� 'v ° `� ' � ',�'i.
r��t
'' ,i,�^��:�i' .,'y�' y;-,�r� �:.,"%;��,�%sF, � �`�� � "rr''.�:s r`/`�� �{�,�;`'?l`,s�,�. ,.f � '% �
� � %`��'
f r';� < ;"i„ ,;�� ^� �''� �/�,,�f�":N�� ,��' �-.
�, �
. �-!R" . : ��.✓��,��fFb' .._ � ....�J ro i.'1:, .�
S
fr r'�,J;v!�/��%,:k:, .:.r.�'+�.� . � %! s.✓� './
� . '?.'.,�/ +l 1�f+. J
!`
IIIII �� J
�� .�,«-.-�.,..,,...».-W.�... :r�"�' �� ��� �..
� ' �, �
, , � �
� ,�b. �.:. ��. A7.*. ��.,� � �.., � ��,
� �'-� _ __. � �
�.'�!�► � y �� �
`���t� ��€ � K � �
+ ��. .�.,�»,,,�� �.� � �:- ""` �,�`'� . � �
� � ` �,� �.�� ' f ' ` � �
i � ' � �'�� ��'���`�'�` ` ,,��
�� , ��a � '� �:
,�� f � ��
, �"� ; �, y,.
Page 2 of 9
� 5410 Wayzata Boulevard ��� '�^�'�w��
�;,� , f
�
'�u �'�a�' �� . �,��, �� :;,�,:
�� ''Fn;.
}rF,'�'a� �`�'s... � ��f,
� s`"y�... ,���.5�:� ,rd
'``�� � :�
4`',
�
a � `��
" { � .
..�3,< : l .� s� . =''�� `i.§
} . 1 �
� y���.'' �( r..�; f < :�. . .
� �.,�� �'� �
3 d � "�� �:sa . �r
� f ,,�f � �� N
"����"� � �� "
� ,� � �3z.G� ' :i�pw.,. ��'
-•-- ..�. �e . ' „ _. ,w>..
r„� ... -^ , _, n : ^,+'..
:
.,.•
a L+ "'
�„�'^� ~.�� ,e.r,!
•�3 �� �� .. ��. �.
':.. 'f"'� ��'�f� Yi,-%
_�r r '� .S� l"�"fr 4t`// .,� /
M�^ , � ":N'' 'r�f�,.� �,�r', G��,r;
L/ '�'l^./. .
"u � '! � , � / �/f '��/,J�?;'.
�j ., '.: �� s �r ,s . �� ,� '� .�' .. . � s^.�^'�/ .*!'
,��, �� / v � �r f �^ - . ,� ,� ,,'�'?"'�,,'',s�
��'`,�„��rF�,:.+'f������/✓ � : � . v. �' .,� f� � ,� ,f.�'�'' �i'�r'�r����
,'� �"" „N, rb..v t . . a.��^F`�s��""^` � r� /,: ^'a �r�v�' /f�„�"j
3- s ^..�,� `,�j��.�✓�'%� ,�s�,`��� .,�r:,«��� ,s�,:riN�z"�;P ;:yy�/��f����f 7:ti'r��,,�r�g � �/ ,�j, �,�,.�^ „}
,�' r�„ �` r;��� � �, �;� �;�,F,'"�" :� ��.,. � � ��,�r f � �
" ���� ,� ��� �rf � ;��
1 / n ''
g .. f "` ,�' `�uwi4N f � 'S� '.' � �'i ,
�� ,%`'��..,c�,L�.c;� ,�' r�l ' , . f . �;,��i�%f .�',, ��"'.r�`�/
� '!''� � f`y�, ;. .� " �. 5 � ,>�, f, . �'ry`r.0 v'�.�.,��.�`.�� . d�E4'Y zy .�` '
s ,��"�".��a�,r�K�,�n,�, .,�`�' / ,^�`�„ f >� z"�.,.�� � .� �� !t, .$'`li's'frr�� ^r �fi ..'��" z,iz� ..,;h,�.cG-�v�;;'",,,� � f,% �
��F.,�� f �"rF� �' .w:r. "+� m ..4'^ t�°j��" %:�"F�,�.,�.
J, r�' �,F ���'a� �� „^. � " "
�'�'` �;,?"':% �,.: � `�;, y�`�' . �`J., i �.i�:ii`, � .... ru..,`�!t� :r;;ti.
. ...,�: _....�...
„� �
r
,» � y�°,
, ,2'
' � tf
�'�; ���� '`�����a,`�'�; ;�
��'„ �if����3��k� ���.
;,,+`,� (y` y� ,�,'�� r�a. e . . ..
Y �'ry�--' �d�,Sr�tj �}'�"n � " �.��'� �
� r
��3' ,u � � .�.��
�•f�,s+,.�
n�.-,e #'.,
r%�'��.'� � ;.��r ;.4�''•
�y. �� ,6.rf'�.
� ��'
w,'e� �', �'� ,'r,:^,a.'�`'.�Y 'y�' "�.�;,, f� ,. �,!' ..,y�xs's��`'
" `�,��
;�:� ���:�
�.
. ;, �.�__ .
,, ,�,�f,s �-.. �"_._.""'� i
� � � � r � � "�` =���,._,.� ��� �d
_ �: .
_ , �
, �,.. ., ..r . , _ �
��
� t_ �,
� � � � � ��� �f��� �
,.��,�,� � �i��� �,,r�'w�� 5
�� F � .., .��s.,,�'�'�`�-� � '��,c��e-`�.,�� "��'�' ,�'?'�r '�y
;.r �"' �.�,�, � �,"��'f �r F�r`�''�^��„ fy��y�p� ���� .`��`a�
�r� �, �� �i'�� �� . �"
�. `r � � �������e" s/,�if
�f .^' $ � p��'����� ���
, .. f ,��*" "��r,• a��`�`y �'' s' �,.r ' ��'' �""�v' s,��. �
`"':'s ,�,-�e° .:�, ; �� � ".,.�'�'a%�z� �'"' .l � '� �ts-„
�.`:z.,;�* . , ,` 9 �. r .r ,���"''�>���.¢��.
t ��" ,',.. �t' ,� � y , s� ,
s
`i "���''���� �' ,� � s ���� y ,� , '`? r � k '" J'� ,� � ����'��' � �^�
� ¥ x'�' � � ,-r '� � fi ' . � .l�'' �,�
�sf ,�..� ..',-�„w" r " -� {�'`x �; , s �, � ��"` �, {. �.�"s< i��r x��, ,,.� A�t.=�`s
°�� �.�„�� � ��: � .f� �f�s�. � x.s, �, �,r � S .z � ',`0`.�'.��#��„�r.��,.,�'�,:,�"`;�„�,.,�e
�r�*��"` f srS �� � �` . ry r ��"' " .,�,�r,`'.::��.���=.�s s?J,rF
,��:,�.-., � � � ��- �� �. North parking lot, facing west
r��r��� ,x
�'� �s� ..s ����� ��� �� J
''� � �r'j f° "��� ���� � Page 3 of 9
.�r r��� . „��. a ,;.�':� . .���`'�'� a ,�.. ..
. �"C`Z �"f' �,x��•, "�F� �� ���/-9'�,
i''� � �` �iyll/`, � j'x§A'�.
/
� f'4'�' JY x�' i w�Y; � �rv' � ��'�"'•�;`
'� 5"��' F ,� uf,��i r� � �� r �'f�'`� :,:
y�"' . : �`�i / �k� '<�� ��' '✓
�� � �, 3•�'�x` �>r' � ;r� .�`��' ��"'
�"" '� �� s � j �f
4.,,�+/ J' .�.li•'�"�r 3 $ v�"Z fF +�r
` �f , ' '.. � v
�" �� ,,a �^z� ` �3 � N a
� ` '
r � ,, ��
� • �
r � � � �'
� ��., �� �' t�" "d"'" s '
� � � �
�� � � f a�
�� � � � �� � �
� ,� �t � '�� ��`,'"'' p` �' � �`�i`f f" �_
h:l $ ..F . . � .�"r. `';�� �Y�p�,k r� ,� ��' `� , � �.,,� ,'`r�: , .
r
� .: / ,' � y f.. �
� � �� � � ,��'�`Y i„(�f�"r� "'?y* ¢"�3�, �� ,
� F.+. � � .� �' u, �„ ,. „ ..
�{ `�� �� X� � �v^��r X h �"�•'.�,! f+r,,�: ,.'�xi ' �� �
� .
.
, , , ce:�` ' t�h, z :�,�, '� '�"/' .0 .
� � � $,:
���'� ��� � ,. � "'� � ,
,a
�x
��z.. , � _.ao �` '_
?:,.� �� .1'i GG"'.G . ��y�;�,. '�'k' . . _.. . .
�r .'
b`-"
.. .f' . �,R-.M . tyy
� -a � � ���� , -Y��;.'�� w
� �y �
F� � �� � � �, ��
_ � � .� � � �. � �:�
F` � !!
�� �� ,� F� . .
���� ��,��, f' � t �'
�'' � ��: � �� � � v�� � ;
r�"���r'�� � �' ' � �°� ' �
, �/
; ;;
,. 9 , ... : , " r,%.� E'Y � , .
�"� �� /F".. �, dT R 9>.SnJ 3�.' b ..�: ..
. �'�,�:. "� . .. ..
� � 4r
.. �� .�r N�� � '+�.� "� �''�� � . �
� � �� ���`� � � �
E�/ m� , '� �,�� �.'�#`ro� �'� cc'�'S;T,y+�'v, "
,�
�,�` q�.�r.�. � � �i�,s�,��,�'���`� � �s .
� �w� �*` �, ���" r a < .
r , i'.�,.: � `" 'f . �`.�,,,`��,'��� `� ��r , �: - . �.
"✓"��R'i'd . j f t� y.v,..�a`3�l i�" �. lr �
� ^� f �' � ,^' +��y"'`b,�ae P 2� : � � � y . .
�"y� � �� f���:X ��,� 6 d+y/'3,-'�,yI45" .�?: . �na4���?
°.�",�,. �F��� �l b £l� �'�' � '�G� iN+.eK '� }. F'�.3 ��'�' ' . "
4 a� 4 W: f
w+',f'.r�H.x a'r "'��'� '�S�� ���'�'b"�t�i"s,�: ����' . a�"n �
� „��hh.. �r ��u§���+�siE ��� ��_..��Y. 1 y � '�" � . ..
� � (j+yn�.%`�
��� ����F �y,"4,����� ���'�f'� ����y� #1,�+'�"� .. s . .. . . � , �
�,� ,� � �.� °� .�� `� �, �North parking lot, facing east
��:~ ���� . � .�� ���
�� ��°..m�"� "' �_
� c�a`'`:+���.:=� .�����.e���� y,..,, �w � ���� ,..,
�a�. ,<< 9a��.'�`.� -;�;*�' �� ��'`-„w.t,.� :i,��� ,�- ::�.,:� � s t�'+,�,.. ..� .-��. ���� * ,„��i�'�.�'�c,��'
�, _
.:. .
. ,. ,:� ,. . :;,. ,>,. ...:'P . �. �t�
.., , . -- � , �. �
,. . . . ,;., � �#.,.,.�-.. .. ^ .;
4. �
1 � �`�� � �bi �� ��i�,.,.. � . . ... . .
� � ��� £��-� ��� 4x � � FaY�
k�
� � � � �. � fm. �
y � � ���� � :� � �y;��,s � ;��� �
� �" z'� � �`,^,£,^�'�'�3,`i,�i�y .����� � ��x � �� � �:; r ' t�� x��� ,���+ r" � f
� �r,
�/ � . �� � �$�d� .'q 5 �,�� �&; ry�� � :6 '"'^ �... '�rd' ,{s�'r„ _e ...,...-_..^.�..-.'"'ra4' ,� k � z�:
� l^� . / :¢r Y� ,�/�T., r"�. .y... g . �� � . �s �e '�yY�'� ' � �
�r �#��',�5`��, � . /ff^�!� a ,% � §� �'�$�1� 1�� ..»� f . .. �A �8��e�'�.�u+. �. .
�
-, .
, ' �::� � �, " �. i .
l:„��"wy`.,. �
.. ^-
�� . � '+�+ul..�-'° _ �L q �
. £ � . . j� .�, 6 , .: +S.i�;c .R. ..£v� .f:`
c_ —'
„ ..�q..�__ = r. d r _ �
.. ..F'" . �wJ_ -^ ,,,� '� i� .,.. w..
yd�_._.
.: .� . r, s'��
� Y w� �i k-� ,
� . �„ r: ., . ,.,:,
a��� � "`` _--�—`�— � h
;r:':�' � �'� ,
�,,�' �� "���� �-
� �•�� �'< �.
:r 2�; �.�,�v�:a, r�,.,o
,.s ���;� � ,. . , �
,
�s'� � ��: �' r,� �
i; �� � � 'i�:. :
� f� ' � � s� �
l„ ,�✓" . ,. �' ?w,. .. / F � � r ��,
f��n�'��G sr�'f� ''��.����``�<��� ��� � «x ' �/,r ����,�^` � , ���
�5`� f �����i� � �'„��`��� � � s� .�` .
: �i Pa;.,„ �';,% 4° �� 'Sw�; � = �"a r /� � �Y.fi'
�°"F � �,�s� f,2� r�,� ..,., � a,- '�n�`',�.^S'�,a'�� �` i�: �x,��r.�-;;?� _'�`'�r%� .
��%���� ���'��,�,G�.%`�c".��fj�,,� � � �..a+m�� ^' "' � � .
,� '���-'' ��.'1� „'sr a., ` ""�'�'y' '
�.,'^�'; ,?'.a 1��'`"f'�/`✓ F.t. h�»�� � k "`kr�9e fi^ �zi" F'sn+ .�5 � /! F �' ,�f. ,,,.���`
�.
i .r�� /�,i��'» ;r�x''` �. � , �����.�'k;w„�°� se .-r , ,,.;: � .x. ;,, '�..
� s�,�' � f'' �',� �*' `n� � �, ..,
���.����������. � ��... �V,�� � .f
r 2 w "� ,6:x.; «, �" ,���i-�J �� •�
r�',� d" .�f F�r"� f� f . ,.. ¢9.„�,y.�e«. � �°�. �,,
,` �
�t'.J G� *' �y � ��'y.'y �y�.^'" .�}�"`�' �.4 ..
# , _ .
��erc�� :. � }� . �, ; �A �, ,s.�.x".'. '. . '�.. . ,,',u�i�
4 �la'R
��"� ���,<r �;; �a �� � ��� � ��r North parking�lot, facing southeast
�� ��� �,.
�' ��� �,���a���
��`�":�"��*. . �, �,. w .������:;���� ���.,��°"`. yw Page 4 of 9
�� � f
� ,�� � ��� � f�l
5410 Wayzata Boulevard _ �;� �'` ��� � �� �� ��� � ,�
. ��k j !' ,,� .,� x �.i �,
J y54' . '6,f . . � '.. �,
:.v'y,� ����'� ,� �r .tY �4t / r� , ...
�r � 4� K „�
, & �^ �6 �/'� . ! � S✓^ 4 � �r�I ��(I
� �� � � k �.. �' � � '
� �� � � ,� � s r, ���� �� �
� r �A, � � �� , ��� " s��
�, � � � �" �z ����� t
�� � � ;� �
�-' ��, f � ��,��' � o � � r,, hl�
,r
, t .
`f �� � �- � ��,� s��� x,`�� f'" `�
���� � s�
�: j �y� ��,�w�` � '� ��� � , � �
�f� ¢:
��'' `� , f � ��,�� � � `� `��'�� �`�' � ` �
� � �� �' ,u�� �� � '„'s,.�"e� '��` r�+�z ^�"x`��� �� � ..r�r�'�;;, ,,�' �;
� f. y�, �. � '� � �'x�,r ",`r„?s s` �:�.; 7r:i 'r� 9 '
� � i
r
s' ��� I �t6`c���`''A ; ` ���'�.� � .`' �'`a�"fr��,"�+e 3.,� � i �'� ,/
-`,�"` ,��i , ,,�, a f >� y � � .! � .3r 9y s. ^� ``��' r'�
y��v ,py���y�, �y��"�"'y R �p� �F `�m�'; ��- d £�'` �,<, ,,, , e�- ""',,
., f?� J. �# SY�' . �,� x� ... .
� � � N�:: Y�. � � � �� �r �. „
t �
�
�� �
+
, r � E��� ...
i � � �
� �
�y
^��.. . . ����� � �,.. . � r
. . .. � �.�, .
.' " " . � ,� i:.
1
. . . ''�A.;�An+ �,k .frrh�kc/ �
P
. ��cPj' . �� J'�J� f f
�� � ; ZL�'��p�I Gr '� �N'�,^"�¢��f
, a^. 3✓ ... d ++y�+�;.�,,, ��,.-.;rt'F'� a' I� ,r'J�
� . � . �,5 �.V ���3,,�.� ¢s ���%..�t'�%;
f / . �„a�"���.M�,�,'& yk.a4��`
. . � �;' � ��f�, p� �.:•.r X
o- w„,
F ; . . . ' � " r .
y "
<, ., ,
- . J{ .,,.' '�,.^-``"+MB:�"«d
. . �. .,-� „ . ;' .
�
z
_ � . "� :� �#'•. . '�.:
�,
� ",
r .f � r��,r�'��,�'� ",� , � a
� ..�rr `�`� ,` �'`,%
?' r '°!` /l���`% .x'f"'
� x,� r �o �
,.7,. „«s`�, ���r„�U, . . , �
�," �" � ,� rallorth parking lot
�`��' °"������. .� ,,,, ,�. ,����
� � .,-' y�y"��
�
� �
�f r '
3
5; ,t,( r�'�'� r � � w
. .� ,.� ��, R `"�
z� �r ;' ., . a � s;
r�
� � i �'- .., .. �> ; e
r' ✓'
l '��t -� �;' rt% � � �� . ,,.
.s�`'� �`��� ;:��' # �, �` a'� �
� .t�, ,-.yv, �.� � � x �
�� �������.� '�
� f�'',:� � `�
� �
�
���;���� ;��" ` �,�
�f
� rr^.:, ,'��, _. a . �..._. , _. � ,�y:� 3 �...
� � ;� �,. � ��'�
4� g_ T,
.. j
� _ .,-__ � . .
�
�� *r�,�z . -} , �.�j����! ��
" • „ ` ,�,.a,�.R..-
>.
x;
; "'.„ .r�i.. . . _ ! ..�",
.e. w_ � �,. �. ,�.,.� " . , �
=�^M�..�:;�...,,;;� , 'y' y. "`w"'�t,.„,„,y„��}�,u>;� ' �,�i���f � ,�A(t fl�+y,��h' ;�
. . +w,,.^`,�r.+,. ' N; a �� ��t. p V """�"�`�
� ���„ � ; � ��.=n
� � � �
# ..
��,.
�x, ' �rrs�� a.�� � �.s, y,::
va� , ,., � .,�r <,<<�, �f,., � �' �:� "�
��� ���r;
.�,
,�
East parking lot
Page 5 of 9
5410 Wayzata Boulevard
;;;�,�;;
:>�
,>�*,� �
4�d� {��a =f ti
..�: ,�w�,,; ,� . �-s �s•='�
�
.. ,��' ��' �r �� �'� v, f
� �� �" ;
�`
� - ,, � � _y —
_ � �.. ���
-
� � ��%r �y�f. ���;, �:___�:
1 {
�'�i� _ .au�"'�Kr.;,.y .2.
F f ' ., „- �. � .., ti���9' �f�8� �� ....... ..
% �� � Mj 4�4�MV �'�� C � mw€
''Ff/ /f/i�� ,� / /8 4 I `� �..+"
��� /�,f�ff/�' �� i E�,;f .� , w
� ;.
� J,i `/%/fr �,'!���/ r r":e� 'r �.
t' y����'��t��.�:`Fi''i`�`'` ''%' %�� "� ""'e -'��`r'�r� ;
���
��.F l��f��r� hf`Fj/y�� �//��r ; r ' . . . k ��",�����i
.�`/�i r s,�', " � ' ' :
�„�+,/ �� � �
���,%��� 1� � . . . �
` �' r/�i�� � ��:,,,
�� ,i, � � � �
l
. � fi ��� � � � �
�
� / �'� ��' „2� '�i'" �,,,�.w .
- . �`'�n`v} � � �'�E�/.���� l�� �^�'^�. �x*''�„ ��'';* .,
k u� ���.` l.� ��' /�.hk , """'F � €
y .: A
� f ':� .�F�Z �i'c
,. �.. ��� ��� � �'' . ..
w
���"r xr ,� �„��a�'�"a r�s+�- � i � ?I���. � � k.�..��i
,*`�'�a`. �- ���@
�;: ;,� � � �� y and North parking lot
�f
h�- �
�
�
��u�� �
f
�,���,�,k
;� ,.
�
�„ ,
,. q<<-
��
, `����{.
'� �
�` � ",�y
�
�'��--.
F��
�% �
_ - � _� �,��� ;���
� �"� . � ��� �
w.:�. �.. �,a,-
;� �
� ,� � � �,.�,. � �, _<, �� � � � �,�% ,�.��f,✓ �
� � ���, ��`�
„ „_.� 7 � ��//F r'�Fr'� ��� � `��`�r��
;� ,,., ' ,.F;r
� � �'� � �`�' � :t�'//� i � ,��
� /r, �f,4 . . !�.'/,4j " .�` .:����
.�a r ``��ff ` . / J�iFri, h1 �r /r„
�?��" „�.�,��rf,r����..,: �`;� f v `� ��`��a� �
�
_
�; �- � �� � ��f��.�'� �f�",����
y,
m.„�<, _,� ,.�;:F, -.; ".>%:� , i»�, �„ �,,; �-F 3 �.,�
�,�, ,��
Alley and North parking lot
Page 6 of 9
5410 Wayzata Boulevard
�� . �,�, � � y
�s�¢X' � �. � ` � '�,� . �"�,�. �.'�« ��-R tx:'� ,rYy,��v � "�i�3#'
, �+�' �- � ' �.� ,� �t,�� �'-°y';4t ��*'�A' '�`�'�%
3 ' �� �w c� , ,"� :� r; �`� �"�*� � �
� x. �����Y��r��'���� �k? s� r� ��� ,"«��� �' '''� � ;
g'.. �. ! + �2S ,� .+���r.�"%t�,.^'„�.n?,, k,+. �d �,,�4$ �� -a.'��
�
C= -�(
., , „ . :j ,. .
x *
,<;4 .=x,. , ,.,. . . ,F„_, . , . i u., ,� , u . > , _
� '
�� �
3 � �� �� � y
£�� �� � � � �
��� � �
� � � �� �, .��.� ���6� �� � c���
,,M..�_,,.
„� ��� . . : , fNY ;."�� , �,✓�; � y' �
G��' F��
��� 1
+�i� f D
i`��` /��,
�� %6j/f^ �`'�"���,�, .f�'.�/`f'` '�ti .
, f '��r ��. �g. �,-^
� i,;"�� � ..
��
�
r- /
�'.$��� ! � � !^fE` .
s.�%ri�� ,a`�'y�. �:.:��"N s�-
�..w .�s �� . ��. . ,�sUrro�; f S i
' «v�
� .
_ ,
r.�.: .,., .
� . ._.. ... �.�_,r^-"'"""..'^..��i��ir
�/ +" � .. j`�>
, ' ,i � /�'; ,
. �'. ....,�.
/ �
:
h''' .' r _ . :. , ..
F ;.' .�;:y� f ' ,. � . . �' ��;.. �769
�
- _, � .. .,..�,:�,..,:
� ,
�S F.;; l u.> > ., � '��
'fif � r�9O;Y�G,a; r, ; - .«2'a�-,,,,.
r""W.:..� �'s' ; '
J :^ . .�f .�"/,i '' vdv'd Y%r�
n��� / f l r
� 'F / / . � � f�`'�^���/
,L yy'/J�j� ✓ ' (/14 /.h�y� 'X fl( .
��'//,/.�h�tk%`lf�,p';����(����J�(F`���' /,��i� ;� �f'� „ ✓Jd i /���'��!q�,,�``f�i,�f/ �,��.
H �, f,a >��f �
��
Alley and North parking lot
� ���"�� '� ^`., ,�£� '� . ` a'�° � 4�c y� �p,'x`
�� � ��-is�i ��.� � S`�� � r �d` '�f``� � �w,��` j �, �
��'b . , 3�.�; „ '�` �
�'r �,,
�� � Y����fi'��t#�"° 4: .. �'����, �� ���&`tl,�°�'�
ll
� if ��� .�,"a
./ . ���,,,,.r•'� �e� �,� s % �r•-#�&�� � � � y:M
'' T� �;� ,� � �.» ;� ��� �� �
,� .;
.
� �
, , .., � � ,.
, � ;i, �,;�
� , � ��� � „� ���:��
, � ,� ��� ° � � � €
> � ��� �� �_ � '
, �� � ' ,o�" ,��� �' � ,
�' � " 4vY, § Q 4 L J � "�w� ��,?ahb .
�� fi , � ., ,. '
f'f � ,54, �F'S`l � �•� ,/.`�
� �,f�, ��.Y� ,�''"�� t.,Ff.,�'�l.a.�� .. �� '
l � � > �
���!,� � r'3;` -�r� �' '� ��.,.;� � ''
,, ���� r� �r�
��%� '� � '
� � a5`"�•.... �
,�w!�;k.
� ���,�`� .� , , �:�. r .✓'' . ��•��et er�.nw�s��,.�......- +� YVAi��^.� �
�` `�r`�%`r�i '� "�� 16YI�o�-
�rn� �;�f�; � h / ,' �
„���",.��� r .; _' r i �� �y j i�,�r f � �£
�'`y�`�
�`" ,��,,,'�f��F,�s �i � , �` �` � �,�� ``t��✓!
,.,-'� ���J`��'r,�`y;r '' o / /` .;;, �,n.'
9� �,yk r. l �. , G rip:''
.✓' t��ri'�"' ����Y�2 { �`fjrn r� : "� : N
✓
��F` , �'��.`�5 � �i""� �i i r .! �.� r,r �,� �r�.�
.�,r � � �rx �
,/.� z� x-�r���'' �u�s' "�
South parking lot
Page 7 of 9
541Q Wayzata Boulevard �'
� .,, .,. ,�. � �,
S �
'��A F ,��,f'f/'/�,�.. � a� '�!#�'�' ``��. '�� . W'�'" -�ra
,�� �r� �f%/ �, a
A.h G�"',�l � ' �y'� � � ��.�� '/� �
�q � � # �
,'i. % 9�rE�� � � �k .� � ���,�,. �,, .. 3�Y �� � ��
' � � � �� �.,i ',iJ , �� j� 1
4, � �
# : 2 Y ,' s
t� � �% ��l ,� ��., ���`������'�`r
:.. � = a,.� ,��.», �
p
. -- �. � � ,f`�^,
�.� �. �:�ih.. �� �' �°.�;f. hZyXn'`�G�./��
�
�`��.,�....- �� �� r� x^��'���' � .w��•�:
�i'�i� W�34� '� ,f�^'��/''.�' X � ' ..
N;/,+ J'� ri ``�'�t.�� li<<'i g3
fi , .i.� N�� .r;'� �� '..�; ��� . .f � �/ f `:
_ l�'�"� / � �;s °`.f� �$�� 4iN, X'r
��1%/ / � 5 � ✓."f5
/� ' y �4
l;wr.'1'� �/�� // . . �f/�A .
� j�.�"�'' e���l�/�� ( : f 'Ql ����d'`�N`� x�s� � �.
����'�r�;� f� ����rF�`� ,e yy ,t � f sy � � �
��Gf ��+ � � " . j .� . �'��F�,+�b�"',�," ��:e'`� ��� �� M
i'
� �,'.�.�v�i-�"`:�i� � 't � . � di�` '' � ���� �� � � , ��f
�� a� ,s`��f1,%��%��X������%,�'.� °".'�,1�'�'��',��„�M���� ' ' ' �
�/�-N
� r ; ,+ /!�r`I F �,F� � 1
:„f,r' r,,"` ^5�r'm' `f;,�`l" .; � �' /'.�, , .�''! ,�! �'Y
k t 1 ��, � �/. , f.�'fi.r.�. � ��.,� �.f 'y�.
� � �`9�d `g� �/�,r r� . �,r` � �Y t''„c �✓�F
f �^'r f,f/�' i�1f.+ ., r' r�'� . . f ^F`1 .+� '�-�' t� t R5
r� � ��.�f�c�,.G����� � F,a"i f '' p ��y ���'`��'���� �` �h l,,
��-'`'/�'`,'s�`'r �1' 6;!. s l.N`i;� .� ,��,, .!,�'2�� '� tr.,�r
f,� ;a% �, n'a ,�� t', �.� -�'�`� �" �'
�%i"�' ,� A�,� e c�/'�' '��,3"Y�"�� � ,:;��rr !f. ��,:� .f
�`� ���� ��H�r�"° ��' .r J��G`r�` �` ;
�",+`; i��'����,!/��,_""�.�. �fi��.ix. .
�,
� ���� ����,���� ,
��� �/, '�F''`' ��f % „
g., �al , .. j:� , ,.,. .., . . '_y'�
� i�y�, ��y ' '�^a �. x '�'�r�
���;��� � �'.� ,ck >' ' �� ,� �"�f`��",�,"'
� (-��X ��� � ,��:x�}F � K4 -�'r7 � ,
�M �{�����f��� #�'k`�`d"�� w '�'� �,�w �:.� r �f"' Y A '�� �,c��.`�,,
. , .,,,w s, �,s.�
�� .
„
,�Y.� ,, ,_r� . .f,.: a�' . . � .�- ,u�;�
c ux .,.. qa�
,' ?���""„g��+�+�z,�'�Y"g
��w'����� � �`���� �� P' %, ,�i��"�",��1 ''��
r
�y�, s e s � Y s �'.L"�'�r�"u"l ll;P9�•.' E
'��a�%� � ,� ' '� +� � �r� �� ` "�^.""�..- _ -�
� � ���
����" � ' '� �,� � '� ���� a�a � „-°.,
�� � � � � 'f �` �
r
�„. ��%1.% � tiz ��+ f � b� '�� � s , �� � - ,y��� :; ,,� �^y` ��i
'rt �' ': 4 � / ��� �' �'_4 + F� y+' ��
,
. �� � :� '# O`��>r . '�yw j.;(,�.„,���:�M,.t^.,, S ,;f/f � *� A
�k.: ��s.<• p '�
�P' �e�� ..� �z�.s�wn . 5 '�i. /���^�,.;fg ,tr' �� �,
+, e'
'%''
y � s
� � ��.. "r�;�z. , r�.:...t� .�y � �� .�.,.,.:�
.�- ti,��
' � � ,� .�;;.�
�� r�, .�'�� �� v������t�� „<<:a.
�s';F.v�' ��� t,s�.,a/�i��� � �" `�.A' �� � i�� T �{ r � �.
�€ . '� � �; ; ���'�y� . �,�'"f�' f'`�` r�: f tr,�r j�;�Y���`�t ,.�::�r
3�rf',, �t,��� '���t�r r� � r cr d`.rr l
� �;� fa`r,�/�.; % r�� !1�?'� 3'' � ��5` �fi.. f r�{��✓;x;fl�`"������.�� � �
f f `�' i�' x�� �,�' � ,� �� � � x. r r,
��'`������ � � ��`� . t �� „3����„� r� ��xr r' �r
�,'�'� ;�� . ��� � � �� ..� . s. '`f���,��`� {`�r� ✓'�r��,r� �y�X��
%i ...y r� �' � 6�,�/�
7,'`fif � /� '�7��i �� `�r���.. ,f� �� � `��i
��+ � �.Y •� f�,r��� '' .�� 8ay`, �f��������� ���� Y
fi a
,�r` ��'� ^�,;� � b'����)�'� /i % ��! '.,,
,y� . ',� ?� ''�/ djt�A�
''`� v�`�s/!" � �./ ! ���Y,
�
r�' ' ��� �
x �� ,q� � A � ����
.� ¢� � ���.F
r,�a� ,
%� �Ss` f ys� ,
� ��"� ��y� ��
���... +5 '.��i �}
�t 5
� `� �� Yn � a..'Sz`i�.� f'f„. :.:5
� � South parking lot, 394 frontage
�
Page 8 of 9
vard
' ��� �
��r;�f� ,+ r.
������r f��:��„
r�
�� � �����^�
% s�.�` `�%f>�� ;�
� ,n �t�.
��������
��� ;�i .�s�'� � ' ���
�Jl
, £ .i �'�'3�1�"�'�1-5�.'r�`$v/Y'�v✓'�' . .
� r�ff�f�..e��_v��t.�i'S% ''�#b� . � �'.
'.�,�,y l
`� f�5*'�J��./����,, 4,�'� ��N'h.
�� '����a`7;,.'��'�.'#�f.G2` ;�' ���r'` �
1'h��! � �F.�'..��"'�`���f ��;���,���� ^'fkw
� '��rm * �,l ,��s � /
�'t�,?�� ��/'�',.�{F t `���t� f ��m�;�!i �' .� �, .X',���'`a�`
f ,� �, 5 /� 7�
�v�",:�+���r � f �Q"v`"�* ''�'��N f�%""J "��F,v'.
'+'r � � � �K� F�J'S�� �.'�i �..s_ 3,+�^ "�''�^�
�� �Y
,t`. *r '� . .
.. b A: ,�. .. - 5�� , �
� x �'s,5� . i � � �� � x .
g �, �� r
�'�"w��� �� � l � �!,� �� � #�� l F'Y
�"'"�.�'.� "xi,.. . � � � � � �.:..
� �� � F
�� �� � �� ����
�`?. yv''"�,, .f •;"F�:�'i',"'
it� _w�� �.� ���� f{�;�µ�
� ., �" y ,, ,.
_ya. x%
} ,;.
�5 ��� �;�� ���� � , .,, .
� �yp.' � � f;
� � ����" /�� � ,
�l'/�//i�' t. c' `,�'�.''�/� �� �v9'l�'Fo �
".." �,ry ��.. ,S�r�,�i"4 3 X� y� ���, �„��,
,t'"�.<a�/i���""'" �,�, �,�� �,'�"'�,'`�'�� t'' � f , ,;L'�� �,,�`�� `��i
l r,,���`."�" ' "
���`,�' �y f� fr� , F.f� r : /: X r `' r� � �,:y' ,
�,., �
+ f ,�'��i',,��s��,� ,� �,��
� ;� a �� ��,; ;� �,E,� r , �;
�
Entrance at Good Day Cafe
; t:
� ��
��=:.���=
� _
�.
� �
;rm
� y £lS
� . `�."��. i- . .
� ',��`i> � � .
s�
. �,: f,� i'`�����'✓r,�'����� .
rr 3,� , Er ,. �f%'.�,��'�'"�'� � � �:
�' '` ,.��f i
;i ��� � ��*�... `. ,f.� .� q � �� '��..
� yt p �
,
. ,_rs �� _ ss�;�e�.s�r�.'." .� � >z
y =^�
��
,�' . '' �+' "° ''
� � �
a�s��
> �'- �.-�' . � ti�.,,';�r,Fr"s:..., ,1 `^,."�:'�� ���„„
;.
�, �,.. .,.... __ . ���",,.ow ,`°��/��'� ,� .. ;, �'� �
f � q
,�„a'f��%r'�� �' � �` � �f� I��f�Mlu����t s,� t," i �i�
�' � a
il IIU,� '" 7 'j�l� y�l��frrx
������ � � �
- `f� f r/'�y'r� . ,-v
✓ � /� l �
p�,i.'p'�`°t"' . ., ;,,'x,,;�r' ,'.f` l' .' °,:
,.�'�f,�e��%;/��yl�'�° r -. .,•� �'�r �. .
,���„�f",yi��' �''iF��� . ���� � "
�
f
.� , �
� � if�'%�,�,,:.- .� i �' �,ye;r7
r
` �'� �� u+'r r ,�{i,Fre'% / : .
;,,%' ,v �'r ` �+�.. $ .� ;,'
South parking lot, facing west
Page 9 of 9
T L T —
�O�z m .
I m��'D J Oi
�iZZ N�
O�
f� 0 0
o� U z x li
� ti � !
i� m 9�
�,a;
�I � c�i
i m
T
I A�_ �p y 2_
m �D m�I o
s � Ta � I r
m � � � oo ,
� � � I c� _ _ —_ — — —
0
m -
-- z ��,,��. , moaooT�� z � �
o - -� _ __��
o z � .
m �,����_ � _ .. � x� - �
o -=a= `= o
> - -- ��t �,
�NF �m9_ �� ,.
� � TURNERS CROSSROAD
m I �.t.fi,,. N , �.�.2 r�l.t�F-wA�',� i
c �z
A �� � _,:, o
T � nn �m
, a� o .
m x �
�,� ��� � -p`9�,.e
cs isa�o N��7'8"W 720.08 � �s zzon� �0 9�;.
�_� , No�Sz-,B�-w �25 08 _
I _� B �� �'�I� `9�`�S
I� m � �� +
� � y.:�
� � � �a��=; �
; o o � �E4, II �
� Z
� n g OT I
i v � � �
� c E � i
o � �
� z il
�9��4�C�o�00 �`E {
. o��'� - �n� � � .
I �r�o� ���z - ! � � � �
� � - I
m p ��
n s p a x n o
; n�
m �m� o
� � A n z n �z z � . .
0 o z
�,, 000zFim tin 3 I ��
n i z
r>r
c m z m
m�
n n
o � z
=f= � � � — z
� a =�z =
� � ��;�__ � , —
m � m �" � ; �,r o ,� , c�
- - � � � � �� �_ — ' i _ �_ � ��
� �
, ,
, � , �
� I , I � o j _ � �; �
� I � �� �� T � Q o ' ��n
m i�
Z ' � a I F i r i�— � ��
i � � j i
� � �I o I � i i om
�
� � ! ' �
& o � � ��
—I i :: ' � , �� no
�
� r--J � � �
I �1'� D �' � I' i z ��;�- � �2
Z i � n ,
� � m � z I D � �i - —J I -- -- - ��
� C J `
I � r^ � � z � a .---�5..--- ' �'� m � i
cn w w :�E __ � � o �,
� � m ��, o � o � �I �� �o� �I
I C �, � I I
��o
� � � ^� � � �AA � � �,.
rn . . . _ "i � o � � ��� ; �
� y�mo N � «� "' jg �' �I� ��A� � i �
��ao � c.-� O v rnl N ql� ��� I .
mo I
x,o D a . N �I .. Z I > I mo� �
--....__ C �c�i Z ,., � '�� m N ,�p � I: �• I���� o�Z � -- o- ----�—
Z�,Za m � "
n_z�° D � c�
m _ V I
I ��� � I
I � i m c � ' i d' r , ��'�� '��.1.�.
< �?m m - I �s.s �
m A n Z � �-I , �`��k
� � p y I j �
T �o I � �
�'�`. `
� m zI - — — — �
W � � m � � i
i � � � I� �T i� i �
� � � � � � is ��� I q i,i ��.��
O � �m � ',�0 ° i1 3 �
r � z �, � (n , i i
rn � ' � I � i I i� +
Z I I � �
� f� �8� �'' ~ I i/ � I
D Z ' � �
r � �l � �—� ,
r ,
- ,o - I �
m � ; ����� u �
� ---� -������
� g , �i
� � r �P' ��
�� �� � �� ��
;w� � m A
� i
�r. � �
_ � � � --��' -��.6�e� � g � �
� ���
�
�
� xEwn nvEHue soum � � .� �� 9l p � � �
____ ,- 1
$ — ` �� �vo
C � JI I �7�
CS1 �i — ---------- ------- � � _- �
z A i11RNER5 CROSSRORD �� V/
� OI � �� _ — - �ti sros5s'w,-=iao.—ze gN ` =�o
� �j Z �F � p��
n �I � { m � � GLOBUS GOLDEN VALLEY �' „Np
� � � � �� � � ADD1710N PUD N0. 112 ��>
O � D `�ID ' � j '>o
om a � �,�;���m s� m�
m v z �, —"'" �
°" ��
' < � �vNi �__f�.__r� p
D Z ' , _ — I
r �
r �
m
' � � I
� o
c�i� D II
, � D �^i � � _o - � - - - - 9 � Z _ _ - - e a r
a� � i A n 3�3•= 24 0 _ a , n x��3: _ _ 9 m
D ol 3 m � m 3n C o30 . 3 O oo v _ 3n
�p nl �P � ^ N � � - R� a , _ -1 0 �Y � � D
,; � �e o 3 < 2 m �3D
< I � �' - -- '3 n3 - °3 m - = 3 = a = �' - 3° ��°� - =3 � r
. � - { � 'vk�^ � °3 J
n �
i o N � n „R m � �
3 s _ _ - . � �'1
0 a �
- n �
_ �____ il N3°- -Di -- - '3 m - - - - - - � a 3� � F c�'i � D
- � m � 3 03 0 03 - �� = N3 � _= 3 0� - � "�°" � -= z mT2//� ,
�' � • � � , u3o ' Z 3� 3� _ _ - � i,'j 30 _ ' _ - - - - - � - � W v,
� � .. b"� � - _ �m ' _ o 'i �
� - - m - n�' x - � �/�
_ 0 3 - � y/
. . - - o�-n'a
� ° °3 - `< �
�h � 3� - `�
�l � - �- v - > 3 ry
3' 3° .- `�c
- �k
� 3 - n� v, - - a - "3� -° � o� � ° � � � r
Q - 3�� � � __ _ 03 = =3 = ��"R = O D
" - ° 03� x -`� o= _ -�� rZ
� �� = ` ` = m - - - e�o� -_ � � = � � �
�c z " 6a no � �X _ � _ � - ��o �" � - �o y R m �
� � � 9� a 3 r - 3 c n 3.. e �
o - - oo ao - m �3� � - - Z �
� �= n ?- o�. ao - � _ _ �� - _ -_ - g _ D r
- � °�° - u a� �$ �3 - _ " n3 �� = o- 3� � " � cn
�" n'�` 2a 2� _ - _ _ " < -=3' " `_ - s _ " = r
� � �N n = �o - - _ � 0 3O - _ - `R 3; � _ �- - � mC
�� �� c0 _^�3 _ "� _ 3 � ' 3 m 3 0 - � � I
���Doo -� - - o nan o - � - _ _; = 3< � � r m ;
� xz�� - � _. � � a � o -^ __ a _ - _ � r i
J�.. r,�pm ^3 �3 �3 90 3 _ � - `3 'o'� o - = 3 ^ {
m�� � !n'� ° - �3^ �n o �o =_ u3 _ - _ . lJ �
n.Z7���(D I' ^° ^3 � - 3 _^ � k - - � - = 3 O
�� �] (D i - - _ � �3 _ 3 'a - _ �3 - _ 3 �
-�fTl� J " 1 �3 ^ 3 � ' _ .. a� _ . n
m:�mA� Z I in _ ' Y 33 -. - _ ..
M �C�O)O)� m � m . 3° "' ^__ _ =3 . g ^
m O I � ' I � - �° - . - n _ � 03 = � .
�c., I � cn a ° . ,. 3� � � -
� F W W c � 0 3� , . -_ Q ,. �� _ '
O . �0��' _ . . . o � � � - � oR ' � o
N __.___ —_— -- .
�
�O�A T .
m Q1 u'D r j
22 n�� Np
O a
� V F '� �0 I
2 S
� ii 3
m �
N D
��
m
A�_ �A -i='-� I .
..m vD m� , —__ ___ __ _ —� —.
' � Z T� r -
m
m
i o � A � � �
z � � � �,,,�q,.. , m�,s o T a# Z TURNERS CROSSROAD `"o�
O - i o r ��Y�O£PUB H�;�1 _-�'-I4av; ,
� _ O NO'S7'S2'=W 11276 � � � T ., ��"„�
I � '' -zos__ < m��t- .. I �p �9 � 'Pyc ��
n : - �n n I �, �� � I
I �^ z���_ � o ti cT �, Li q ' �
�i - -{ so_sisz•t � � ,
A ir2.16 _� I.... —-_ l-.� \ �
'" � -- -- — T — I a,
� -- x � � o z �� Ey��
- o �rn �, � T,/
� `" � n �° MHo "'n �
� U � � -i n
�` � � n �
� i A a ♦ NII i n I m
� ° I I � ��� � � ��JI� � �`
, � � � � � � ����U� �I
'� � �' � ° ,/ � Itii �
, o I � � � �zr � il _
oe��4�o0�00 / I
' � � � _�p o K">p r� �s'`�ti 8�.on �
, �> m / - — �
o�o �.+ � m
��� �A z / � R I
n _ - _ - I _ � __ N170'S5"E 64.46�
m zFg ��m I -�T— -- /' � �
� m � � �
_ ... _ m m .. ��i
I � x Q
o > m < �
� n
� �
i m -�-�--. s
z
' r i o i � G�� ,,• lJ�� m�G�--1 m
z �
—� I
I � G��
D � � � �j �� I A
Z ,
� ;i � � � � �
� o
� D , oom �� � �
� ' n
r , 'n ��� �"� ��
� � ��� �a A � I
I � i 2 �' a�Y �
^ D � o =�� I !
� �A
II 1 � m I I ➢ nx I
m z � � � �n� � z
� ��� ���� �� �l �
� � � , �; r"
� i �, oo� �� � m
C � � Z , � r�i� ,o�,
i � �
� ' y ', `� ^� �', _
m ' I g p m
� ,� �
� � o a CA y � ' � � � � - a �� �
m : . . � � � z � � � � � � �`I o
� ��m� � m � � �'� � � �,
��i � ro � � i �� 'i, N
�Co� � o � � �i
� _.._- n cn 2� m , � . �' � I
3 � A � � �- ' � �
� _ �
fA �'2� z Z i � �` , -
� _
C ��° o � � N �" �� " �
�� �mc n a� , a �
<' m y i mi o � '� S�'n 9 ! � � `"ti �
m ��� � � Z � D � � < I
< ��� � y -
� p o�,o O .�. � � n
m
i W � �� A � �' = I� �
I0� __,_._ --— `- R �z �
, O ' —_ �� �
�
� m ;` �B� '
z
< � � � ,� --},o�-
� D � � �
r �
r ` � _
m �
� �
r I /
r
c'�
_ _ ; �
A I , r�
� �Hu n�Hue sou�H � -- -- -- — — — — =1�d211 .0�i I8 _N � —
gi
�s
� C _ 8 n � �. � c� �. � '" -- -� �4 i
IA �iO O A fl____._TURNFRS CROSSROAD___ ,.1 I li ` ,,�,_ -'""�� � �, �
� � � Z --� ��_ c�
�� m o -i � -
—�- � ��
� �
� (� z � � m � � �� g� s�2o ss w 2zg.4s � ��
i �7 � �' ,� a5 '� g!
�� G� n �� � 3 � /� � � m�
O r D� �' D i
o �
m O �' _ �o��`" \ GLOBUS GOLDEN VALLEY
ADDITION PUD ND. 112
Z C � PROPERTY OWNER: GIOBAL ONE GOLDEN VALLEY LLC
� C y � \ PROPARCELANU�MBER�:5300 29YP4TA23�0066ARD
D Z - ---
r Qo `
r cn
� � I
c
, z � � �
cn D
� D I i - - - - � o s � 0�3; o 0 o Z � � e - _ - u r
D � 3n � v3o = s3� - - O oa . N _ 3" �
Oo �� Q3 N _ 03 < - -- - _ �-po_ -_ - - � _ m - o �=o - � a3 y D
� __ _ __ n3 _ �3� � _ ^�a�an� - � 3° o�'°= .- o 03 r r
�� '; a� �
�_: e� � _ �
, w' „ ,.
0 ,,,� m A � �^ a _ _ _ ; 0 �
_ _ _ - -- - '3 _ m - - - _ - - q _ � . � AF�^ 6 " _ � � D
�' ° �� - �3 � -- 3 � � ` - o� . �n � m Z
" � • I�I 3' 3� -' _ o� � Ro ^k 3 0 ' - n3 - - - � ^ �
' rtt - - _ '� � � �
- �3 -o ' - (/�
- _ °�£^�
� °a °� - � 0
� 3- -
�l - - .� - " n '�
3� m a 3
3� o _ _ v `�c
o�
�o » �� (n - - a = "3� -� a� � � � D
a � Nw � n �_ _ o3 = �3 = so =
� _ "� o3a N m o.;o �� - _ - w r2
_ O n - y� - 0�0 _, v O
a - ��o
�o _ _
�c �
z n� _. �n ' - - -
�X.
� � m
�� �x - -
c
�3 a n
ax - �� � � -
m � 3 4°
p _ - _ o �
�R�
"3 r n
e 2 _
� - -
Q - � o� v� � m � n ' a3� - __ � � �
_ � _ n� °� n3 = W _ v3 - -_ 3° � - _ _ � m
^" aa a' � - - _ � ° - a�3'oR � - R _ � r tn '
� �N - - � � 30 � - - - m c i
��� �� � �� 3 - 3� 3° - o ,-c � �
�°�Doo,� a - - _� -e - � -_ � - _> - � _ _ � < ;
xz� � �� � _ � � , � -- o - - � r' m �
��o�. f'l�� ,3 �� �3 3 - ° -'�� - <3 °� � - - 3 �/� �
�N�V1Q1�� U7 » - 03� '3 o 'So =_ m3 _ m _ ' lJ •n
� m C O, " a" � _ n = Cj _ _ �` S• � 0
I y.Z7v �(D n - 3 - x k � - = 3
�< �� T � � � 3 n - �3 v`n' _ _ 3 T
�3 3 /Y
��p�jp(oz � ^ 3 0 _ .. - 3� _ _" _
�C�Q1 0)� fTl � 3" o �3 "'
m O I � . o �o n - n=_ - 03 _ _ .
�c,.� I o v� � . ^ 3�
1 F W C..i � ' n 3� � . -_ " - .
ro �w cn_ �.3'� " . �- � - � o
O - Wo�m . . , o � . ,
N �by_� _- -- — ___
�
i w w w w�
� — "�---- s s
0
� o---�—� N —
iiz_ie ��
No•5i'Sz" � — �
— — _ _ � �-- � ss s —
� � � Na�Sz'ta"w. .t25.oe _ .
o i �
— — i e i
— — i i
— ❑ i
� �� T ' �
w�� � �� � �
� � �� M�-M�o �
�
� � � g
� U � �
�I / � V I� � i N
I N � I
4 I / / � I II k
� � �/ I
� � •55'os" aa.oa _ ) �i
o�'tl 'I�m^ I
� N17d55"E 64:46 �°' � I
I I � �� # I
� I I
I I �
II I I _ �
I I I I — __-__-�' . . . .. . _... � I
I I �_� �1�" . �? I; Y
P I I II I " � �.m❑ . � " I I
II I I �_ --- _ �I
I I I r —� —� I
I I I I n I
� I i I I �
V I I I I . .r -= 1 I
I I I � � � � F
I I I I rn ( I
I I I I � 1� -� � I
I I .1''� I � I
II I I � I
I I .�I� I
I � I II �II � � ..1 � I .
I � � � I
I � I ___� c I
c I I �
I I I I ___------� I
` � I I I �� �� � '�.� — — — �
I I I � � .. �� ( � �
� � I I I �� I
I I I I
� � � o i � �
.. ; , , , I � :�
� I i i i ' � � o = i
�
x �� i �i �i I� � ��� 9 �i
�- i i i t. � I �
� i i i � ��� � i
r...f i i i � ' � � � � �
� � i i i i� �� `�, i
� � i �i �: — �i
� � � �i i i - � # i f
P � i '
�^ I i i \-- � I
VJ � � �
i �\ d �
�� � li i i � � s
� � - � � i �II� � -- I —° � i �
` i
� � � �i i
� �I � �i � �i
� i �i �i � m I � i �
� i i i i � ; �
� � I i i i WI � i �
i i i � i
� i i i � --
� � � i i i � --
� i i i � i `�r- �
i i i � i � �'j
� i i i I� � -�� i
� � i �, � � _ � i — — - - � - - � — �e
� , ti o—e— —— _o_ — .
� � _� � ���'' S7'06'56"W � 14Q28
I I I � —�� r ' ��� �
I I I � � ,T�
� � P � I I I � . ��
� � I I� F-� � � �°
�� — I I I
_ -- - J�-��e ,��a—
57_20"55'W 229.46 �
�\
�\
\ .
\ I
\ i
�� Y y �, � � �
• � ��'�� .'1 A � �;
� p A � -� M � G�o � �n G�
x n o m c �„^ `'.�:^ ` � Q � � r p
� �" c u ^'
m z � � m ��� '- �'1 }� �.< d � p_
o ,�, - " � �"�X <m � �7 p
� o f ���'� V � � m � 7 CD p�
� I =' - � s � � � o v � C�
; ' m ��z'� - m � ; � ,a� �� � � v
� �„ v ..
v j 3 {``�"; Z< ,G C CD
� _ - � ' -�,'k�. � o � (p '"' Q r �
m o i � __ -�� � a � "",� r O�
� � � � i e .. �.,... .� N a _. Ul .�"�e (7 7
I li i
i — — � w W� �
I u�� 5 5 — �- - �
� NO'51'52" 112.16 �s - .
— — � `
_ — — fi--- ��--� —
f`� f �
I . — __,`'-�—ss
o� i� ` �I � ��u�� �ti0`5�_'18��w�'?588 ,
— — — B ��
_ — -- ' I 'I
� �� T � � �
� �' � �w
w i �"
m �o —rµo —m I
�,I �� \ \ j v I �I III /
i �
m
_ �
�/ ' � I i %/
c., � �U I I I/
� � � �� ��
� ti I
C �` '`� I
� �� �
NO'S5'OS"W 88.G0 � �� I �
N770'S5"E 64;46 �� � � � � ,�`���'� ��� � � ��-- ---- � � °
� I 1 � � � � �
I � —._ I �
� � I I � ( �
— _ -_
I I I
I I I -----;- � - ..' � I
� I I I _.�.._- �' ' ° .. �� ., 'Q I I
i i i � —�, � ,;° � � N F " I :z—p �e�' i .
� �� � '��� m _�
I i �'--- i
i � �i
� � �.. ' � -- i �
� �
i i � _ i
��.
i i
.I�'�
i i � , i
��
� � � �
� I .� �— i
� I a -- i
� I i i � 'Q = I'-- _— i £�
� IF � _ �,~—
� � _
� I �� � r .i — ,
I I I ' � �Q � '
� ''�������� � �
� — �
� '� � �_____--� L �;� � �q �
� �--� 1 �
� � � �e � t
o I ', '
� � � � � �
� I I ; ' d � I ' �
, , , � -- ,
� � � _ � , , I�'�� � �
� - � �:� � U 1 ,f � .,�
� � � � '� ^� � ,,,
O � � � !� �
� � � � �
� , � � � � - � — � �
� � 1�- �
O i - i „�-� ,a e � �� °`w� � � — i i
N i i � �,� ��— i i
� � i i i � � p\ ' � �
� �
Q 1 I i i i - �. ���•' � # �i £i
, � � i i ` �� - -�-- _T-� ��� -d� ---- i
P I � � A ,-r � � I� � �
C� ; � � ;� %�� � � � m � , � �
�t � i � i � ' ��� � � �� '
� � � � i i �i� � � �i ��i
i i I i i
\ _ - I i i�� i �ep i �
r � � � � li
T i li i � o — - i
V I I I 9'�v �e'"a � I I
� � I I � I �
� I I I -�,.�'�� I I�
� � I I I � �� I � '�
� � � I I I � I � I �
i I I I I
� � � � N - � �1 � ' --
� � � — I N 9'Mp J � I II—— -.
I � I I - I I
� � I N � 9�p I ;��
N �y �
r I � � � � ��� - - - - - - = - - ' =
� I I I A I �,�.,� a � — .U1�1� .�� o 0 0 —
._- _—— �� ' S7�'06'S6oW�o 140.28
� � — � �—�
! � � � o�'
0 �� � � � __ �
� � �
� _ � _ � � �
P � /
e—�—f --L-- e—e
\ 5770'55"W 229.46 �
\
w m m m o� �
\ m m m m m °�
n� n� m m n> ;c
(n A W N � �
� i i i
� � O N O O I O
N N � O Si� ?
� �� � p -w O O �
\ �° wW�ID
S.�Q . �p
a a � a�
� �I� �.
i
cn m
x
A (WD W V �(�D tp ^
�I N I �
�
II N
N
I � �
li CO O O OD � W � O
� � N O
N �
N p_
II N
I
• _ n s F t ." � � �
�� � /�
= O v CI - -c JG r''Y�., � �1 � O � CO U J
> o m � -_ " `�'",� ` 'S °� G7 r p
m ..
x °
z � D m ,.�j� �:;c�c ~� � m.� Q � Q
o -� z _ .. i�,s ^ <n�i fD .-0 p
� m
s. _'.;� ��rn �{1 � p> � � (D p)
_ �
m
u+ � � o f m d;�'x' ;'m i � J "m � � W G � �
m x r
� m n,= v ?°rt ' � 10 � �C � � N
m T.C.� o:.� rn m a —
__._
m 3 Z< `G C N
� _ _ � � -U�ti � N ' � � t`�.�"� ID r fl1
p � , e ".' io� ,I';;�;o N m n Ul � � � 0.
m. �
�S"���'� 6F � T'�+ �E������b
��` �'�/ �T3 �' ^ ��y+
� � � ���,<��% ��� ��'� �� � �� £�y �� � �r� � � �
' �
� �
��?�r 3?,.., �� :�j � �� � 3 � y ���
.. ,«'�. ... � :'��, ��, �xx� 4E +�� l� �'�„>.'.' v,�. „ ,,,,,, � ..
��� �� .....
� �"hys�ca� �e�v�lc�pment I�ep�.rtm+e��t
���_s��-s���t�s�-s��-s�a���f���
Date: October 22, 2019
To: Golden Valley Board of Zoning Appeals
From: Myles Campbell, Planner
Subject: 901 Ottawa Ave N
Jacqueline Kantor, Property Owner
Introduction
The owner of 901 Ottawa Avenue North, Jacqueline Kantor, is seeking variances from the City Code
in order to construct a swimming pool and 5' privacy fence within their front yard.
_ _ _ _ _ _ __ _ __ _ _
Variance Request E City Code Requirement
�The applicant is requesting a fence height ' § 113-152 Screening and Outdoor Storage, Subd.� �
I of 5 feet, one foot above the permitted (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.� _
___.�__.� _.___�_.._._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 . � . ' �
� �t
� �'� ���y�� ���� �E�y � �`� � � �r
� � ��lq�,�' K � ; � . , � „ < � �,
rx� � .�. _ ��r� . . j,;� �; ..
.+ '� . o ,;`+�d +�' t .
�} ',`���� � ''�,y ,`�, � ' y. .� . .!
f� �:��+' .�� Y�„� 5.:° �. . � �ss,� �
�
�. . 4{
1 �� � ���y l.>y� � -. � . .i� fi �, ,��-
�t � .. , y�'• �� � � � � � � . . �}., � . . � ��a %<�.
.�r ,.i�y. .. � t"�Gl."j X.�. � � :�:*r�:.. � � . .. '�� �'
�T 1
., ..
w� 1""_�. �. � 'd: r. . � .. � . � . � � � � �
. �'� -'.�' � .� Y � . x. � "� � � �
� J
� � .�i ♦ . � t . .
.� .� .�-�' !'� ..� ; . .
'�+c � �
�.�� , i y .� r y,���` ta r� � . ' � , � ��
1 �} 3 .
' L � �. � . N�.��a '�1.' .. .
� �� A�Y-�,�F ('. . ��S ����y � . Y' . fi
'� . . " t }1 i 4
�_r q�, � �. �
'� ' ' . 1 '..'. , .< . .
«�;.L e, ' �' # y z4, � }�
:..
^r
't�p� ' - .#. f• i�� � :;�M�'�� r . . ti' � � .
C �,� � : �' � 1'; .
nr� .1� . . y '. .< �� . R a
. . J N•�'� .. .i. � � ,.�� � .. �'�
i• � �..b . � - ���'� . .. � . ' �4 . . '}�' �
^� � R''1�.: � . �•1.. � . _ r. ��s �. � '�'�r * Y .�� .ti �='�..
�� r �'"^ . y. ' . • ' �,C.�`.�... L,
:[��,,-. , ' ' � # ' �V
i.� �'���� � � �*� . . . ��,� ��� � �_. Y�.
Y
_ 4
.,`� . . l�ti*. . ' . , y�
�ir'. Y'.. .� . �,* •r ,s.. �fi �� r�' "
i
�` . . y �..: E � "'; "; '.
1 I "'�^� -.��''„� " r. '� Y. S�:-xt ..�� � f°� � ? �s� ,
* _ '`��.:. ' , .4 r�`+�� " .
` . "�_ � "�' �
.+e �.. �: , , � .A(` � �� . . -'� .-*�,' 9
ya ���4b����'4"i. r... ' . ` � . ' ,) r {�.��� � 7 S
+,'R �- ' ' '�J�, 7 � . ''��Lh''�`:�'�
` i '�f"^F7:� F1�1'.�` <. , i . — �,�>z�. 5r
r l�. ' 4
... ' ;.. i�3�`�... , t a�� �.
t �T :jp9V' y r��.#.� t�4:`�w.N�,. "t�-".a � . } .r� ��, z ,NS:.
�� �✓'' . " a1 �"�k, � , '. �.
... N {�� . ,4 , �
vRY �.
b.. �y� ��R r� �F�� s�.� - � � ,�.. �
'`�`Y`,�"T. i�. '� ' �i �l �
. -i.?y . . '. . - . �,��
. �'+��•" ��;, '� s.
r{ . t.'� - r ���������. ;� ,�,
.♦ �� _ r _�. �a,� , �
`� +�, �:�. t' �;
.f �� ���� � 4"� ..
,.I�S`: a -'
.� i. �' �
r���� ,,f� ��� ,i.. •�� � � I .�'��� .�.. �� ( � ��'�
I:'y�!�� t... � ,e:,����� � ~�"� � e..�. � �
� �A !` ?`: I'� y %. �'� {.. �� t r s
♦ �
y� �t, .�r. t 4 � , �'
�r
�, �,I � �%� ,,f � ���, � �' �� ,:� ' '�i
: � �
.�` r • � � '�!
! �
. , �e .r..�:. ,:: • ....,� . ♦ , . < � ,�,��, .�*<
��;����.�� .� � : �-ry�'� ���F..' .���. ._.. ...I .� ��� � � .
`� �r
. � � i:. ;iy .�r �-�n ���` '
�t �'.: � �,. r1�$� ; t .3t � x Y :e
'•�. .�. �h},•�� ;�.v.�'7�'t.-.. . � � ��.� �' ��i�
� � � �I
� � ,;.�t' ��� � t
..{r�. .'�," .
p* � �. �, � � >> ���e ,� �� . � � � �.t � µ
+c , � M .:rJ��•"!� 7• r. '�,.,Y .�'� . i�.
.. r 4 . . � �Ir '"'...w ...p �- �' +'�'p � '� �. I
. ,j.'.+ ��y yi� '•! +-��a 'y�+ � �: { 1
+b� T� y�,� � ,�- �I ' �,l� ;y �":,. R,
.
..�
r� �
� ����� �� �u
�+y - � '�n � 4 �'(�
,�• 4
_�� � r �: ��°�
•r �'�',..�, �''• <r' 4'�� .� iy�r'- ; � . . � .� r,y�h`� �x`..
., `�'�" �. ."� �`f'. xf� (/'+� +t`L'Y��'� t
t .�� , ;� �,,� �..
;r, , r .'i� . �u �� k � , ¢
M �i � w �' .���+' x`
� ,t �.;.� .. . ��. �� � � ��t' �
��: !�� � �� .� .��,f ti' `�.� � �>
. .1!'�'�.. 4 r��r�f � � ,� � �j t � n
� �. F :�� i» , :a� � �� . ���
�� . . 'k � s .,� .i�3:;,` y� .n . ��.
� �'S, ,}�,' A� �;� ^�.
X . � , ���. � �
•-#;� �.' �- ��Y �"� ''�,� '� + . . �. ' � �.
�' •.�`? i; s� +IJi.'.� "'7' , ., �?� . _ . � ;,� �,s.
, , .
, �. � , : ;
. � ., _ ., Y -
,A.
+ � f { � , . . . . ✓' k/ -,
�} y� ♦ ..'L� yC•y.� .!� �.� � s�. �y'�# i � �.a�r'�
y :�1¢ �+ �.��� ��� � } F� �a t.
y' �';` t�r d 1 !. . . - � �� � y�i� a5-
�^' � �V , �r F�.h �" � f
�R�K� �. Tc � � �;� °} � ��t{* .l
� �� r. � ,� � r; r •
4C`�ti� �:, � � T . �- � ��`� 3 �� ����.
� �� "��y. � a �" � s���k ..� M,.v �;i�....
F '� j . ;�,�,,� ,�� ,�' ��� _'�" � 'f
'��� 1 "-.. � � 5�� >.. ����: ...,� ,.
. f ,a' t � .c�.,+:
� � / � ' ���:. , 1. �
, �'L, f�.. xy� , •} � �' . � �r.3 ��•. +�, •-� t .�
a t � T�� � I s.' �s �� ! �
+ O �~' �5 � x l� '• � � � .� �i� j �. +5., �f a
��4���� •�f �`'^ � �" 1 .�� ,� � �,/ < ti��� :� ��N�L� _
'X � +'� ^q. � .
;.(.
. � �_� R�: � .-� ��et { �� - i� �l. I 'g�� 3" � '�
� ` `S # � ]Y
�r �' ,� � .t� i , tF � +��
a �. � .� ��'.'1 i� �"i ���^ � � � � •�� �'. ���� ��h�p�'��t��".';
v�j`' � � � � . � �� y �
i' i V�
,�4 I �;.
�� ..� •, "� � � � ,�,. .�s.. � � 'a -=7 'G!` �i6 t �.f. � .
� � tr`'� ��� :� � � -� � � •�'k� � �#��, � � � � r�k ��,q- � s��� �„:��>'�'
,, `;�,�, I � iX el r�-��u a
•�� �� '"� 4i: .� �7�A,� �� �, f. ` i ���'.� ;` r„ /r F„��
� : � � �rs�• �� xr . 'v' r:E
�<C�. -L ,1t~ (� � ♦I�{� �'i, �� F .
• . '� ��� f z� � '7R���T��.�(� ..}• � � ' ry , .1 � .
� "�J� .f'. _ r d.. ?...� ,��� �3r � � A/
. . � �S' .;✓- ./!4-*. '1 W 'a 'N`:✓ � � . � �.4' � '��� ��'� +A� r�.
� i� ,y� c" ., js� . :�, .� t b � � I � a. r �' 'y /:1
_ � � ✓a �'N ,t +Y� } � :� i r_<�. ^`�,�.. . . �-; ' �+ � ;Y �� .. � '(t
:-.
' , ' ,� ► �- �k.� - � �� - ,I, "- ��! �> �F x �y� 'i y
� r
w , J!f�� .` k . �� . .':�„ ;.� .r. r,�. � 1 . rl f"�a. �i R .
�� c /.� ,�.+ a _ '4 � S". � � r k.� ,.: " .
-r��- '► ' � ...'l.`�j .:r ,a. C'' �'. � ., '7' r � �,� t� ( .
. # !`�- � r � v. .���N�;� .c., �F�:.. : ti , �,., � . r � �, �} �, :�6 �f
�, � �, y.� ,� � �k �� �� . � t:: „� 1 �i ,.r i�i �.a 4;
. { '� �� , ��„ � � ' 1 F�,� . ( ?, � �
4 1��St��"'J~�W�' � > ,�,i �. � � n� � �'f�r i
�i'� . � '�%4' ��'� '��� � y� . # { !,�/ � k
'�' � � �S+•. +f.�.yl : . ,A . •. / t,� b . ,
1�`..�w '�' ' �.� � �5.'Ar,}� � � : r 1 . f,�
C� L
*j 4n .'� p '.i ',. �� �h. yT �. .� A � ' � �., t t iil�'LIEi� .� `��` � ..
.y� / �
O. i�' .�i'�C "� : � " �k i' '�
M� r'+�Y�'� *xi.. �? • F %�.
2 �� ' ^^ y.�. r�� 1 �..' r s � . ��...
* � .r<. �� 'ir~ .. � , � a . r , �>'
�z � �. � f � � �� r* �
�� `�< :, a�.,.. y {' . - �1. . .� / � i - } � 'I� .'+ �{ fr
.�J���' ..L � V��� �':� �..'E ��� � �.�y�:. � - � � �
� � � ��
�-.e\'+�.� � �. t . N � �. � • ='` � � '. f 1 �;y .., s�.
f ' .
� ���" �x��`�, � i� �' k J .
i - , > .',j '�1 , f ,4 +-���i. �'�wtY�:.�-\ .., . .:" . ? � . '= b
+ -�.�i. ��; ti���. .� �� � ��3 ^M 1Y y�r .' �� t.' � ti t�$
� st;-.`�6 � 4 n (.' � Y
r` s a � �`� . . `�' ` .. ��_i��` ��r.,:.. ��4" I ',cf �.r ' 'i �.� � ,�'.�x
. � `'i'�,��ir�5„ _ : l,`�`f. `,�F_�'�"" r ,� � * �. ..' ., k�� �<.
.�� . .:� : � ��� 4n
.Z� . :,<�,., t�` z�a �
y,''`�� i. . '� . ..-Iar..�. . � tt ,�,�� .
:y` �i . ti�� , ��L ���� . i.., . j J�¶ .�
,�'' '' .+�:� a'W . ' �>' �, � � "
tJ'. - �. 4 , � �f � p, �R �� ��'�
d� y
��(} ��(' �}M j� t
'�.MY .f�Tv��, " � • � �'9x ' . .. . . . � �'T�p'ar
, x+ r~{ ♦ ' . ..- �S.. I, , ` i`^ ,�, s��,.��� ���, .j
, �`:� � . � ` �I � r` '� `;�, �tia`
x a` ,�; . � ` ��` ;�'s
. . .4. . 'r: � . . . y��1 . "4'.. TM"'rt., k:,
.� . . . . " • . . � ���a�„ t'` �.�`
u� i�uy Ipl
� � � ._ � :S' �+ �i�l�pip���l��I�I
' 4 ?� P
.. . . . . _ : . , . . r... . . '
. . � � . . . , . . d;..
< •�..
, � . ... . .. �..v� � �L1� �� . ,.F'
' .. , . . � a, �:: x#�i r .�.. '�
. . � . .. . -'� .. .. i ���6 .,�
. , . � '
� � . . . . . t � y
� 1;' , . . . �'.,.a¢ . . � .�et{ ¢`
e! �� "_ .. . . . �:.� � . +� , $ ����` ,�� ',
, ��_.
�',� �� � . ' a x ' 1 r�4t� :. .� � t' '`:
.i, s., . � . ^es' � I'., r,� t � x
, , .,..st,r A i:. � *.
�h.Wp ? ;'. , y�`.1.' �y'��", '�� '� �� '�
,`.�'' �ri .' '` . . . &�. f �1��'lf�M ,} ' ft � ,4 ut� Il, z
a- . } � �. ;�
�' � ;� �, �1 � e;�t :.
T,:x�r;� ;� .�� . 2 ��'' ��A ..�� € ��ro r�
.Y ltrr �,l e.;� � ��• 'w�' • y � �
�..�'a�,t�l }d� � Y aN ,�: . xi ,, �e��- ;�t `� . �,�-�„�
""��y �" �' ' �":'�ai �F � `� i`'� �1.� � ` `
� �r�v}�� s �� � .yr.� 11C r• } '� � � 4 3�� Ys
w�� ;��" �k t�i:;+ : � n 3 , ,�.'�'k'` • � � > , z
{' �' . � f r� r ,�r.: t�
� a�•:
� � t. ���� �� ��� ,� � y -!�. � �� ��'�"`_
�'�. � ,�� � , .AS..E 1 . � Y.�- �..t ��N � r' .
Y kiy p
i • � ,}�, 6.�� l , �u� �� r � � l�i,�i�.�'►".r ,� h S� �i�"$$ ��
}t 4 �w q n e`�� �r
�"�" �,���f�,,�!' � .r a��{s'� r A' li �
� ti.rfi""Y+f... ' "��...� �{s.r. r `t4 � "�M�+�,v
�.''+ j �.. .f'T!I ,.'fy X x�.'i�� ' h ' . �`�
„ .
��
,-�'�� ���
,.
,-- ���
/'' PROPOSED 4'FENCE ``\
'�/O�
�a \ ��^`;” \
�' O/ O\ . � �-y.:� -. `\ ..
/'� � `i.
�p� � � S ���1- L.a"`,. ��
�.�0
REMOVE � y
��' EXISTING PATH \ � �� ,
3ATE W/IATCH � `\
PROPOSED PATIO AT p �
LOWER YARD ENTRY
�'' ���
�'' \��
`�\ IOWER YAR� - . � �
��
`\ \ �
�� \ � �� �
\ \ �
\ EXISTING `
�� HOUSE `
PROPOSED 4'FENCE \ �
AT PROPERTY LINE � �
.� �a �
EXISTING DRIVEWAY
a '
�
STEPPING STONE PATH� � �
TO RESTROOM ACCESS � �
\ 1
\'� EXISTING 1
\ GARAGE I
GATE W/LATCH GATE W/LATCH �
-____j�<\\r ^ p 1 � . _.
�v � a�
` . ,�„ � , �, ..
�y1 � POOL EQUIPT. ' °e- , .�,
O�Q W/SCREEN ,
. � � J�F�� 0 �;'.� O . i
�
'L �O �, O
� �'v, �, '��1 �j��.��,4'�O--_=�-0 I..
� �' o d�a�_�,�.-- i REMOVEDAM ED/DISEASED
PROPOSED 4'FENCE_�� . ' � O � � TREES AND P T NEW
AT PROPERTY LINE ... � �\�</�� +�.,.� �� . . . �
�� � i
EXISTING RETAINING-� P O �
WALL AND PATIO BELOW ��� i i
� II
PROPOSED WOOD DECK ``\ � � �, � ,�,� . � � .
PLATFORM OVER EXISTING � {p� �`''�.�� 8�" i �
PATIO AND RETAINING WALL �\ " ]q`"0 O f
PROPOSED 6' �' $� 'f' � I I
PRIVACY SCREEN �� �
�,�
•`\ 0 i
I '
GRAVEL PATH BETVJEEN �`\ I
EXISTING RETAINING WALL �
AND FENCE 1 OI
\ PROPOSED 5'PRI CY FENCE
�
RAISED PLANTER ``\ . � p I
I1
� UPPER YARD I
CONC.POOL s, � \\ �
PATI O � J'i0 m i p�
N II
14'x25'POOL W/ ``\ 9('F,�`r�j, i
AUTO COVER sJ` �y m I
�\ �q` �.� O
�T9 GP �I
�.\ G�
�Fs ��
``\ � � I
O
EXISTINGCHAINLINK � O � �� ��� I i
FENCE TO REMAIN ``\ �� � O(
`�\ O I�
�
OI
I,
FIRE PIT ``� � I
�
``�... . � . ... p�
I
, `�\ .. �;i ..
.
.
� �I
� �
i
�
�
I
�,\ o 01 6 0
; ,
o ,
REMOVEDAMAGED/DISEASED �`� �I
TREES AND PLANT NEW I i
. `�� i
`,\ p I
i
`•\�.\(II
. . . ... . . �V.
PROPOSED SITE PLAN
���I���� � :- -- `--% �� I `�l 1/16�� - 1�_��� 09.26.2019
� �, 1 !
T��
� � c.; �� �� �° �� �
V�� ; � ,, � �'j� �
� � �
m ' � �
Dpv, I � �
r�Wm '
�•�oZ � . � � �� �r� ��
o rn� �'-� .� • uad-. ,C" '
(�_o �Z :,� � �84,� � �l
a�o m I .'(� \
3 in o' Z . / �i' \� � �j/..� ��
•' >m G) �� .�1 � �ll�`
3 u'< ,� j • q �-, X \ � .
m a� / �'�� � ��va5-� o �\ �
�o cn � . w� ?
p� � � ���� � � `� � �A � �
� �
�n; � '� . �. y% � o ` � -
�x o � i i r� 1� ���i� '� � . \ \
� � z �N W�
.. �a , ,^� �, p
;a N cn . � � — � x`". i `'' � �
��3 � j �t� � �Gs -eas--� X 2 W �
�tn < � � n n' a
� �� � � � �� � � �� � � . m `...'�X � \
a �/ �
3 m P (�Zj , j / O � �' � m � ���� m � m
� p X � ,o A ry`, n�
o , �°` cn �i/ ,o .
3 � � t`) m � � g� �� o ,�4. � �� y X W �
m o
� x: � � �r a`° � -�
� � � °� � � ° � � � � c�
V� V� v > o I g �
� �, � S _ � � X � � � 9
N " � `° " �� �
� �4� " � �r ' .�x�
� m � X ' � '-�r, �� X� �����
0
X � � `� �, ��.t m .
; � � �
z� � � � � �o�� ��,� � W��, ��� ;. . � �
o m � X � .(� S �Y � .r m� A m X � \ �
m � p� �9ti9� � 9��� .P�(�` � �� N� � X m � J ro �
?< �i w � °l�� �C�`�9�CJ�� \ c°� g4��� �� m m� �
-m I A X �1�� ��l�2��'O � m--X� W °�`, n � . �
Z� '�. �n '��b m '.. ` n.j0\ ����\�S�d`>G�fn \ m �� \w X . A \ X
D� o �L N N �:. � ' F\ � d` y� m
c� �-- -�02 j�N p��; \ F\ �\�g �. � � �
\ �
�� �n�/ ��� � ��._. . /r��: ^�^����� �� �2�� � �� �� X� m �p o.� �� � m
'o_ �� / 2�"� m " �/� � � � � X� � �' � � p r `''
; - �•tvi �i / ��y2 �i� ��� / , � �5[� �, � 10 i' �� w � °�j """ o� X� �
�N X L � � / l �-� � W' m�
� � o� � -�� im / � y m9 ,� �'� �\ G� � � ;��i � q � � o ��, ro
o� -� `° � ��' 0 � W 11 A b �,4,' / / % I p 5�f1 I a O N � W �
� `�-. z� ��i ti i m � 9� / ' n�i 2 .n�i a� ��, �� y i � � ;•p� , � �� �. n
� I _ i-' � � �� �
mv�i � m m m � - X o�S�'�� /� , � �X o V `om ,� �,��' ;--►� � . X �'� m
� r' �� �, Bs� o � � �� �� � � �m X � SZ ��� �,X�; � �� �Zv� �p
�
£ cn �i .� �
ti L � �
o .�. � o n ��i ' �85�,� a �o �n �a� i ;� � � �� ____ _� l /�� m P� f � �� �;b
�� �� �X �n _ _ m � X�G-_-�-_�-X. -a._aG- r . /� � � �iA/ � � . ��y�pti,�i
N C �� � �C3� o 'o-�� m � m m � c,� o w �l. � � -
M —b4�1--
� -�`i mm �. o� � ���� a �m -_ a iZ�g m n�i tCDn � � ,.'. X �/� � X i� �X � � � �
p� b'��-m 2 __- N,-� �ru___� � W � --� • - m ,� /
�0 � � cn / �� �"� y1
yi � t�i �' cn m Gq rn'i� i X X � ���S a. .r. m � .�, ��� m � �O ��� O
'^A 2 - -- X N X Ul ca m 4` _ �9 � - iX� -0 A p m i
� n X _853\ N r m X U � N N -. � o � N, � . /
f� f15Z � _ � � — N � � � N UI m ti m � ..n. . .o� / � N ,. �ay \ .
o �� j � �� � �� � ^' W � r"�u � a � ���'9 2` mX � !£tj�� ��g5_
T __ � �� m •i..�is m w� nJi � cn w q �S o � �A , ��%1 _ �
a ; x_' `" p o N N 4 "10` y E
�
u �o � p � �� X ` X °` �X �� p Y - W � � � ' .
� � ,� , �
o �n�
N00•35'S8'E�_ 123,22<M) 123,07(P Y e �so `' X� � ; � �'��`
� sy c-mi
�
� ITI~ � �11 m �QJ lS� CJ O� \
A i trF> �
[n � +� o��'f �.
oc � rX�O � 1� n�,. , ° - ' _
�v � ` � r� m X � X.�n
s m� s �.-. V `"� m a7 �u . (�
z vi �s � . -- ' � .
� � � �
m p � �. v9
y? ��1. � V� �i3 �� �6�`i ' \
D �— � � `, �
/ �
' `�� -�---�- ' T�� � � �
�
0 o OTTAWA AVENUE NOR z
� �
� �
� D � _
O � �
Z �,
c��c m ___ /\
-
6 0 � .- -- �
z � Z
<D � o r' m � m � mmx xN
�> e cn awrv� Z � ..• L=J pm [�J XOxxy 00 �
ry �'1 D (7fA � :UOr � CA' Q m � '� ;DG '� Cl� � (A (n � CZ �" O
�� � zOm � � � x � � 00 = '� o °°9 G� � � z� zZd !?i �? t"
zm � � D � mo � �� m�� � m� �' �r nDiO� G�pG� G�n �7 Z
�z � � -nj �Z � � o � pm � n� � n'� � ZZ DDOOC �pm � � � �
�� G� - rnm n -cn � �U] .� m� � � zcL=J �mDO u
N� Z � pmmx =i � mTOc�O a =n �� nD � m� � �� � -Zi � U]
-° � °�°� -�_I -_�Im� z � cn � -i `° rr'� 'p�J � � � "' cNi� w � �
? mZ� z � = � OD � Ooo m �� DZ � cn � � � � T � �
z � �- � m � D � � � �m �O p� � v0 � DC�
� ��Z� O �o � m D x
OC� Z cmn � o =Z ,�x D � �
� � �Z = o � m � D � �� � � �� m p � �
mmxvmcn '- � � cn -< � a � xl � m
� '� n � ooc � p� � �o �o -Di � � -o. p7C ? cn v,
z � � � Zcn � � �
� � � m � n � � Zm � � � � � so � ; �fN � � m
� � � D m� � D = � = o � D � m � � � tNv v� � � r o
O O Z � c�i� ZcmnD � O � omcn � 0 ,7 � o n� � � � z
7�C x DOOD- �1 � D �t � mD pp� m
� T � z� OzrOmm �
o D rn � cvoroZ = m �mz � � �� �
• m � � P m m o� D =D n m � .
rn o Amm <� �Om �p �� r
`� � b � Nm� zOz � � m ,� - ' � � L�J
�, cNn �omz �' o � � � < m p�� �g���� � � ��v � � ❑ o Q *� I� ,� � I O• � o
� � � � D W = mp� o m v`� ��� '. �m � �� I �
� � � m � � m � -n � i ' l�
� � < m c m� o00 ovvv0000000000000000000000 � vo
� mn � c� rn mm m mrnmmmmmmrnrnmmmmmmmmmmmmmr*im mr*i � �
� � O �m < O z z z z z z z z z z z z z z z z z z z z z z z z z z z z z � z z � � n
�? ao� m � O 00 O 0000000000000000000000000 00 Z O fl
{ � v � � � � � � � � � � � � � -i -a -I -I -I -i -I � -1 -i � � � � � � � ' �
� Z Z mmr�* m mmmmmr*immrnr*imr*ir*ir*immmmmmr*immmr*i � mm � —
m o VI (n fn N tn (n (n (n V1 (n V1 (n (n (n fn N (n (n (n (n N N (n N (n (n (n (n (n y (n tn -i n = �
� � UI �'I � (n G7 N O D f*i (/1 � � .Z) fTl � (7 C') � (n W �'I fTl C7 fTl (n r m N Cn 'TI � � ITI CO
{ W a D Z m D O cDi1 O D A m z D y � m O D z n � � � Z N z N � � �c C� -�i �C � (D '� _
N cn � O v 2 � � m 3 D O � D f�* � ? � � � � Q r W z � � m � � m � � r\•� � N D (� O
x N � < cn c� moc� � � rnzc� mzOCZ o � � � Y � � —I �
N � D � � � � � � � � � � � � n � ccnNm NOOmvr � � xo � c� D �
_ � Z < m C� � pmDcnO � Or*tm -a � ZNOZ � r � I � � �
m p o � m '� _ � Z ��r7 z D UI � `� z � .�7 C � .-�C7 'i m Z UI OD � 00 � � CD
� n `� D D � � � � n Z r � m m m � frTl OC D r m (N7� �7 � �Q U1 O
� � o = z m rn rn o n D � m < o � � � I Z �
f o Z m � '�r'' mpi? � � � z � � �T1 Q
� � m Z Z N � n �
`° � � � D ��
, � m � � o r �
D .� m � O
c;��� ��- � �-�
� �
� ' �� ��� �,,
Ph.�sit�al T.�evelr��arn+ent I�+e�artmer�t
���-���-s�������-���-s�o������
Date: October 22, 2019
To: Golden Valley Board of Zoning Appeals
From: Jason Zimmerman, Planning Manager
Subject: 1601 Noble Drive
John Gabbert, Property Owner
Introduction
John Gabbert, owner of the property at 1601 Noble Drive, is seeking a variance from the City Code
in order to allow a private street within a Planned Unit Development (PUD) to remain at 18 feet of
paved width when the PUD is amended to accommodate additional development.
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 . ' - ' • • . • .
. .
�
�
----''—-- � �
� �
���
�¢
�?,�.�
� s�
� ��
�
� �
� �������� �
/ %
P�3 j ��1�.
t y
d �
� /� . �P r
P S ,�
�— L ��Nc "S`� �
�, ���,�� �-' ��!'f���P
N �� ,
�� ���
����a` �
rn�
�����
4
�� t�
;
��r���m������'�r��� ,��ap cv�c��a ��t�
r— a�
� � � � � ��� __ _:_ __ _�_._ _�..__ ..._ _.. ._. _.._. ���.�� 1 _ . _._ e.:...
� This document is a ilabl in alternate ormats upon a 72-hour request.Please caif 7b3-593-&006(17Y:7b3-5933968�to
make a request. Ex mpl af aiternate formats may include large prin#,electronic,Braille,audiocassette,etc. �s>°
(2) 10/U
c:l r,� oJ �_.
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 �� . � � � . ''
, z
� ,
1 � � � *� $
+, t .
, , s
., a
-; :��� .:� . ' � �� , ° �`�.. ,... - �..
�f� � �`�� �# �. ` u.:
�
.,�. � � '. .,, . � ..
.. „,.� s � �� �
s . � �
1
. x ��� �fi ��� �
' �,
r ��# � . �..„
•. .> ... . ' . ,. .+id " ..�
��- � F/�
�
�` " ;.-�f d •"J�'!� , . - ,. � �C ..��,}r E{ '�'�y ., �Y:L�. e . �� ,
��.# � . . „ x .
„ �
'. ' iz . r se ,�.. � �� .x.� � �� r�i`���i I, �` i�.....
*�. . . $ s'�f`,.. . .. , II
"�_ f w ii `�3au.,,
w �t
�t,a.. �.a'� „�, ,� :�. .� ;W hid ..�;.,�F. ��n:,e;•'-�?w. i��
';�y �.�
� . ... "�.
il �ili��"�;'
� ���� � �� �� ��� ����
. . �.I�...4 �I I �I�I
.�' �u": � ,,�� �y�, o . ¢ � i I I
r �+'? '� �Y
,� «. "e�..e ��
�
� ,� `�
k�.. '+dp 'e . '�' y ��, .r�"'.,RaM. � ..' „.'�*�
t��... . �; ;: '�'� �' � ,� � -�; `� �i,k'.� « wu
� . < <,�. .: a
, ` � ~ � � ,, ... i �¢ {..�V �; ,.�'» ,z A � . ���� � .� ���� ��� . �°+�.. ��.�:.,
� �
,
� x �,. .r .. � . � .
.. :�;. . � .�� s+r, '-� .. .*
.Ws
. �, ;. .��? . . J g R�y,, .
`'�t� ;,`� �� *� � ii , � „..
. . , ._ ".1�^�� .4. "�,� .^�_�„ 4.„, 'a'j"K.
r �hw
� �91�. � 'Mlc'w�, �.,.�� *�e� ,,. ' „� � a4��� .: y_��^k:F M 4� ��
ro y
�
. .�, 41g� � T F�,�,
�- '
.
�;� . ».. ' ...... S""` -� �� .�r Y '�y�"+.w' � k k '�'<' �
�,.< � + '�.^
� .
E r � i
. �. . � �i.x,��,� +w�^H���'�'w �:t,, 5
4
� � .. ' �� . . � � M1� .# "' ,'Q �i� I �I��
. . . . � ..., � `M Y'���'. �, � .4�
_ + f� �.
�
. 'e
. .
. . .. � .. � � �. 'h'- +.c' ♦ �f� � ��k. b�", �a
'�"- � .,,L� . ... t �� . Y��., < y�� �a>� ��. �a' � `
�.�-�".,r..-,". ,�+�� .� .. .`� ,�'�.� ��k C.` ` °
*.r . , 'T �""'�. F�,'2. " �,a ���:Y'
..��"y��, "4 y�,�� 'w * , ��,`.�
� .i..x" r a �.�y �; �'�' '
`,�y',a� °��, �'',
� �"
WALL HEIGHT AND FENCE FILLED IN WHERE WALL
MISSING
k
� . �.�
.��
:� .
. ; :
� : �
.:��
�.��� ��
� � �
,��� � �-� � �w;�
, � ;: *�
� ��,��,� I�
«.
� � �� �
=y��
�,� � a� y��..
��� �� +�M� � � ��Y�a
F=
� � ��
at I I �
i
��� �� �� �
1
. w,�. '�
��
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 ._ .
FENCE HEIGHT 72" FROM TOP OF WALL ON
POLINCHOCK/BARRIOS PROPERTIES
a , _ ,
' �
.�� ,�. � a °��
F� 3 , ; ; � ,i
, �
r :
x � � I �s' ;� ,y�,
, `�� � �°
{ �i � j
?
�; �' .
.
� � � { o,`, ��,
� � ;� ��
� � � �
<� ' .
�
t'
� ,� . �
� � � � n �� � . �
� � �� .
� k �
�� �.. � ��:
� � ��� '� �°���.
, � � ,��� � ,
� � � a �� � � .
� � y � � `�*;>
� � g<<� �:.
� � � �� � �
,: ��� �,sq
,� ��� ` ��;.'�
� � � � � �
� �_' �`m� ' ,� ;��
� � a� �� � .��
� � �,�� `�,����:
�; � }�
�� *��t'
�� ,�,
i�� .
� � :
�;��s } �
��` ���� ��.
w:� �. �.
s . . � • � .
� � � � � � � • � � . � �
� �.' � � !f�'T . ,,. , ;�,; �•
, ��. , � , ,'
. �`#�,�,,�: , � .C�, � .
;�
x,+,r •
.� N � �, ;�
�.N,
#y�� �w' .+ .
_ �;':• }�� �� \�
.._� 1��w .�.� � ,..' .
�. :t�
0 �,
.�� �� , = .` *�.
� �� '
.. � .;`v- � 1.
�',. �.
! #_,_.__�"'.. tr+�; �"A a
#+.i:�.r;.�...,. ����: ,
� 3 �..
�
+�wlr v
�n+�s�
�� �w
s+ .. *�y�� �... ,
{ �� ± �� 'tt-�r:�.
, '-�' .,:���.
`�•
�-.� .r �k,.. :'i\ 1�.;t+;-Y,.�.
,
. ,�r� ��� . �...� .
` ��
t 1� �':
� �. ..
.��� �
� �����i
',� ,-.
,;. .,
, . ��k"
� � � � � � �
� �� �
�.
, :'`� :: ' � �
` , �
R �.�..' � �� 4 . .
,� � i7� �;��� �..
tis �* {.w �*yq�:>`
"..;,�� e 4.,. ..
� �
. � , ��Y ���; � . �.
,— t„,,+�t���..y�. �"` .. .
�`'' �� ,�• ..
� � � � � / � � �
� • • � � i � �
!►� • :Z�, .. �C4;� y+- w ` � ' s
_��`�. .���
Y
`�.� `• I I I�
♦
i /
T
�.
a �k '�+�.�.��p�e. .
�Y�' .
� , r
�
, �
.��r. . . ,1 ..
�r
�• a��l�' ,y
...�eas�s-� . � ...�.
i �\ �T
Ya•
. � � � \�� ' ��:
{�. _�y� .b . ' ��...�" ~ .
f� a .
sE�� ^" .��� .' � � � ,:�,
n �TM
.}t� � .�;Y. ',. �� �,.E a'
;� �� _ u.�4.�� �`.t�t� . � kh-:.�... �.
. _.� .. ,- �_ '
�
�� � F ., � '., -
•S. � � i�`'�'ta..t`' C= �*, ` �'
� 'R, i"._ �.��. .'�.. y; "1'._?�c.�., . ?� .
. r t� n� : �;` ' . .�� .�« '!u—�� r ',1
r `.i1 "��;.. �u'"�L t� .' ..R .� �i K �h.�t§ '�.:-� v�'°i� :
, ,
�,' t �,. � 4 , ' '�r4^"='`�� ��t �� ��,.+�`,
.
t` ,. . A u- '- s �
�,,» '� °� # =.�' `�e �, '� . re ��]*y,��` ,`�„���-;�'`'� . �*":' ��`�� ..a� �4
, .,- w �y 7,�' Lk«..��:, ,y` . M.�R�..�
�
�.:. ~ � �.,^a��.� � . ,,.�i�-, ' s�xr��: �n . ^ .
, . . 4 ' ''+.,W�`,".�4.. .''�° ,.!'!._�. y., �a*�- - ��_
.. , ti:`� y � � .. . � � � � `,�..�K'� '^'— ..
. � '� � /� ' y ��� '+� � ..
� ��s '# \:/ .. { y� .i_ � A:` d��y .�` .. � ` �
. � ..� . . �ta .:L ..\ r,, < .�.i� �'� �' ��` +"
.
'. . ..�_. '�!"`.`+_ .tL .•:. e \` �;+•�qa�T"'�� ��•�•�e � .�3 ��, � ,� y,_ y.
,
� - .. , . . "- � '"t.� �.�, � .� �+7�.
. .� � ,`�� '`s. .
. .�.:"� ;.`�:d�'1�i .�, �a7 . : 'ka� •�� �p,;�' �*� ,�q n e.1. � .�„.��.... �
•` �<
.r_" t. -- '�'., f :�.. \. �' �,�-i
�"' \ ��; �'�a+. ..!� � r1,`....p� .'}.�., . ' � . � �
, ,.: r _ `. , _
. , �- ..�„ . - —
. . . — � _ �
. .
�
_ „ ,
.,
�s ._ .� \ �, � � � �.. . . • �.�, �^i, _�
� f .�'
�'; -w '�' � � �
� , r#',�, .► , �•..,,��».::.,7._>;''• i� ' '�-,�) `:. ..-=t� `_ ` '�' �� � �i;; ��' t
.. ' :.
.f � �,� �, �.. ; "�... m ,ti' �. * r
,
, _
�� ��� �.: :,.. .`�'
, , �. �.- .
� ` , � ��."�`.�,. . � ' - + . '��* "��
,
— '..rb"`�,t�. � �� � °' �,. . \ ' '1��� . »�` ;� ��.
+ ��
. � .
. �
�� � y • � '-� � �' -.� � �`�
,
�
.
1. ,. e . .11. �..Y �� •\.. a ,,� . . . .
t � fx
,
s !•� 1 � �` . .f 'R � �,�. �
'.„r` � . � 1� �, s . .t,�*.!�'m�4:� t'� � �°`n 1+�`�
m = t y
k s��. .. ..y � � � . � ; , ,.
�. l •� �.s.•� ' �.. +-
� � , � • , � � •
� � � � � • � �
, .;.�
� . �,� i �
�` " ��� :+r�i' 1
�`.� � << i
� � ;���. ���.�. � � / ;
,M�F ,,, n, ., ,-
�;� ������ ���� � ���, � � �� '� � .
�. i ��.:. 4'>. ,� . .. ." �; .;..
, y;.a. ... :,
.
.�..*�' . �x
w�,,� .,
w'��.:.�.* ",�• r
�'t .,�3i,� �k�'� ,. .:... . �,
. . t;,}, +.�
+t ' `��5 ""°al�y.�eG:��. �`, !Q'�.-, .Y• '� "!.
�•.s. � .� . '. '..w����
. „ , � � -
+!� µ+ry„s*�kr'�' ��-
*!' �. }
� ��'#���'r,�,��Y��-,; �`'�,_- �'S ��
k: '.� .r � t�.•.� .� �s.�.. }'' "�.a .0 � .
'5-.. �,.�::. "'�, �'� �
� ��,�...,� ._ t- : �.�„ # �ti.
t f.t."�"�»i4��� � , Y.'- .ti�
s`�� �, y`'� t ,�
�5 � � k� t
�'�� '•i. t ���� _b�i��> ���
� �
.� ,x '
. .
�� .33;:' .��t�
� ,.
t ,.� ..m.
m.
. . , �.g. ,aw,+;�. � y , ., � rs
{� ` v
. .... ,.� .._� w.� �t '
, � , . w i.
- � � r,�..;r. .._ , . � .. .. .. �.. Yh. � y�. .� .�`hp
r" .m�� �q �• � � •.$..� - .��� .. _L_� � ',�
� _ �
i �� � .
. . t . . . � '! . �'
4f '
� � F •�.., y... . ... �`...��. w�' .w �
`
.
.. ;, i"r w� ': �.� .., .. .�.-�... ��' ".� `xt.`�
:
��, -
. t , . � � �t"..� ...ry�... � ' -
.. �
; _ .. - <e \�%..�,�. �' ' ' �..1.'.,2'� �-� ��
. e. ♦
,.� ,4_�
. 4 w ���i�� ` r �r�+� �Xrsn� `x*''� 1
.��'' �. -r . .�
� �+� . �t �t.,''b.i;"`a'�. . . �"`' $L w , .
� . s�. "'� ' .�.d, ;s.. ",��`"� i�`� .`,ay"'_ � . . >" `'y �,'��`�'�s--.,
; . .. *� � .s_. �:s-""q° 7i+ ;�, ��� �i'S`��f��nY� a�� �"''�_, �`� c�`,';a ` � �
� .._. _ � `�r'.i!�"ia:'•' .. w � . y �,, 'g='�.-+•. ._..o . ♦ t�",: �_�z
.. .�.. t ,�1 y.i�1-�. � .+t�".f'�'�K.' �� '��.�'�T. "` i:�r `- ,:�"' � ��. y'�r=-
M '_'C*`�•�...�.Y�� . ��,. 'A '�.. .',,.�d�Y/'�S'= ~�r A��iY �
.
Y '� �., � ":� r,`�cts+s �a'�. ''� ^��"�.ti �``j .�� 'J �.
. . , .� .. -, ;,
.�
� . �
, �+ ,Fr.��y°�....3 �" :,i:.:, -�' n` ..,� ��t •("��, ` �yr t+ '.�.
�y�,+. "` l � .,a � `s-�a "Y m'`.r�r `T��' ���`� ' . _.
• _- . . � . .�r« - _ ., �'�,� .;s. .. �r � _7�.a'+l� . ; ..
. � .. ._, . _ _ ' � ,j' �.. �� .^ � ��,1�K y °• a, �r,
.. - � � �. . �- - .. _ �'- ^��q, �-r+�-1'.` �� � 7's�t• i�-• r-��' ��y�
r . � ` . .. , ��,� `� ;�;��j.,�i" ��� .,.�Y"'�:�a`a ,�W.'s._.?' �.���4e'-�y j.
- - . i �,:; � ^-�!, �\�r ; �. � °` � .;y �� "° �� ,y,
a �:^ . � ' .. , �, �1'y , � �� . ` ' , '�r:,' � `F
, �� - ti. ` � v«xrr. � — s�d. � � , .
� . � �! . ' �a '� ..:.`t !M �ri�is - i, � L/ . �, -.�_ �. w
,
.
� „ . y . . 4.s � `� .. 3,�' ' � \.. . � tir -
�,
, 4 .. .. '�.. . �,_„ ' •.. •.M/w' r . - ". �i.w� /%�
. . " . . . .d. , ^ ''>- .J . - .^1�" . .. j'. ' � J
, . .. .
r ., � - � � �.-
� . r
�'*"? w� _ ^��,..� i` . „ _ . ' . "` , . ,.,..s.
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 < ��.
A
,� � �
�-.= � . ,� r "a` ..
a �w, `a
�'���',m' � �'xA � �,� � � "`�� &4�14 �
rp:
� �,, , .�` � � '�,. s'`=
�--_ � ' . +r� �
� h � ' ��, � ��� � �
y�.4.� ,� #. ��, � �. .
�� .� j,. �� � . .
� '� .� a s,� .� +y � �
� ' Ij4G0
. � �. �� ;�� ���
��A � � + � �,. �* � � ;��'�.�:. * „ 4• . .
��,i,�i � . � ' . - .
3 :
��� � ��� � ��
�
g �
�. i � .. ' � ,. � ��
�, � ,"� �.
� '' "" . �
"�� ��. ,� ���. � ` ,,+�"��,
��^ �� �f fi432 � �'l;,�'s�t�r �
� �,� � � ,
���' `„�"" �, ,�".� � �r��` A^'" �n,.
s.w ���' �`�w.�"� � d �.� ' .� .
�r � g� v�� �� :�$� � � � � =����,�!
�..,.' g$,� w:v ��g� :� `� �
� a�- _ � r � R ..�
Hennepin County aerial, 2004
,. . . ���` '� � ' � +"#�z, �N
.°aa'�- ��R �'� . � ' �
' �,
�".� �,� � Fk F>4{
� � ���� � �'_; ��`�.° � �����,� �
�r '��
��� � 3� �
�
;t�`
� `�
- � x { �
� r��
� . 9' �.� aU.: .�x� �
.>. � . ',\ 1"" '..=w. � t3�..'�t'� ..
"� ,�:. ..:. s' . .. �� . . ! _ . ' ,:.��.. .
:��,.-�. �m,�.� � . . , ..;. s-.
a
�... .,: �. �"����;,��� .
������F � � .
r�� � *
�' *� � � '.�, �� ���� � �
� �
�
�-- '�M�,
� �� � t . �
� "' 3i� � . x4'�.i F �uyµ.. i�s.. . ��
._ , �, �,, � � �
� ,� e
� ��� �
��� � _�i
� �� ' �*t t':
�> , 4
g .. � .
9,- ' i �: , �', "�,. �K a ;� .
, . �
v �
. �-., . N .-+
r ^ . 4
....., .,. .JM... 4 �� ,.. , ..� ',��
�a ..y ,s . e.. �:x: 4�
�:, . . :; _ ., '
«.� � � i
�
"y�, �° ?� �
�
-�� � �� `����