bza-agenda-oct-27-20REGULAR MEETING AGENDA
This meeting will be held via Webex in accordance with the local emergency declaration made by the
City under Minn. Stat. § 12.37. The public may monitor this meeting by calling 1‐415‐655‐0001 and
entering the meeting code 133 941 9192. If you incur costs to call into the meeting, you may submit
the costs to the City for reimbursement consideration. For technical assistance, please contact the
City at 763‐593‐8007 or webexsupport@goldenvalleymn.gov.
1.Call to Order
2.Approval of Agenda
3.Approval of Minutes
September 29, 2020, Regular Meeting
4. 6620 Wayzata Boulevard
Border Foods dba Taco Bell #2421, Applicant
Request: § 113‐151, Off‐Street Parking and Loading, Subd. (c) Minimum Required Off‐Street
Parking Spaces: 5 spaces off of the required 79 spaces for a Class II Restaurant to allow for the
modification of the parking layout relating to a building addition and garbage enclosure.
5. 832 Meadow Lane South
Peter Prudden, Applicant
Request: § 113‐88, Single‐Family Density Residential (R‐1) Zoning District, Subd. (f)(1)(a) Front Yard
Setback Requirements: 8 ft. off of the required 30 ft. to a distance of 8 ft. at its closest point to the
front yard property line for an open front porch.
6. 5385 Triton Drive
Kelsie and David Leonard, Applicants
Request: § 113‐88, Single‐Family Density Residential (R‐1) Zoning District, Subd. (f)(1)(a) Front Yard
Setback Requirements: 15 ft. off of the required 35 ft. to a distance of 20 ft. at its closest point to
the front yard property line for garage addition.
October 27, 2020 – 7 pm
City of Golden Valley BZA Regular Meeting
October 27, 2020 – 7 pm
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7. 2460 Kyle Avenue North
Jim and Michelle Shull, Applicants
Requests: § 113‐88, Single‐Family Density Residential (R‐1) Zoning District, Subd. (f)(1)(a) Front
Yard Setback Requirements: 6.41 ft. off of the required 3 ft. to a distance of 28.59 ft. at its closest
point to the front yard property line for a home addition.
§ 113‐88, Single‐Family Density Residential (R‐1) Zoning District, Subd. (f)(1)(a) Front Yard Setback
Requirements: 5.41 ft. off of the required 30 ft. to a distance of 24.59 ft. at its closest point to the
front yard property line for a deck.
8. Adjournment
REGULAR MEETING MINUTES
This meeting was held via Webex in accordance with the local emergency declaration made by
the City under Minn. Stat. § 12.37. In accordance with that declaration, beginning on March 16,
2020, all Board of Zoning Appeals meetings held during the emergency were conducted
electronically. The City used Webex to conduct this meeting and members of the public were
able to monitor the meeting by calling 1-415-655-0001 and entering the meeting code 133 743
2368.
Call To Order
The meeting was called to order at 7 pm by Vice-Chair Ginis.
Roll Call
Members present: Chris Carlson, Sophia Ginis, Nancy Nelson, Richard Orenstein, Ryan Sadeghi–
Planning Commissioner
Members absent: Kade Arms-Regenold
Staff present: Planning Manager Jason Zimmerman and Planner Myles Campbell
Approval of Agenda
MOTION made by Nelson, seconded by Carlson to approve the agenda of September 22, 2020, as
submitted. Staff took a roll call vote and the motion carried unanimously.
Approval of Minutes
MOTION made by Carlson, seconded by Ginis to approve the August 25, 2020, meeting minutes. Staff
took a roll call vote and the motion carried unanimously.
1. 1108 Sumter Ave N
Zona and Todd Pederson, Applicant
Request: § 113-88, Single-Family Density Residential (R-1) Zoning District, Subd. (f)(1)(a) Front Yard
Setback Requirements 3.58 ft. off of the required 30 ft. to a distance of 26.42 ft. at its closest point
to the front yard property line.
Myles Campbell, Planner, started by reiterating the request and gave the Board an idea of the
home’s location, in the City. He continued to a full background and history of the lot and home, as
well as the current porch the homeowner would like to expand. Campbell expanded on the applicant
request as well as the existing home size and current setbacks. After reviewing the three items
guiding staff analysis, staff found the variance is generally in line with the purpose of the zoning code
as well as the regulations for R-1, but lacking a unique circumstance.
September 22, 2020 – 7 pm
City of Golden Valley BZA Regular Meeting
September 22, 2020 – 7 pm
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Recommendation
Staff recommends denial of the variance request of 3.58 ft. off of the required 30 ft. to a
distance of 26.42 ft. at its closest point to the front yard property line.
Chair Orenstein asked why staff recommended denial when the request seems so minor. Campbell
responded that the variance is being requested due to the home’s proximity to the front lot line and
it’s not a unique circumstance. The lot has a regular shape and no significant grading challenges. Staff
added that if the Board wanted to approve this variance, they could amend it to then bring the
existing deck into conformity. The conversation continued on the if the setback would start from the
existing structure or from another location.
Chair Orenstein invited the applicant to speak. Todd Pederson was speaking on behalf of his mother,
the owner of the home. The goal of the deck it to help the applicant’s elderly mother still socialize
and see her neighbors through the isolation of Covid. The applicant answered some construction and
aesthetic questions from the Board.
MOTION was made by Orenstein and seconded by Nancy Nelson to modify the recommendation
and moved to approve 6’7” off the 30’ setback for a total distance of 23’5” at its closest point to
the front yard property line.
Staff called a roll call vote and the motion passed unanimously.
2. 3125 26th Ave N
Isaac Murphy, Applicant
Request: § 113-88, Single-Family Residential (R-1) Zoning District, Subd. (f)(1)(b) Rear Yard Setback
Requirements 23 ft. off the required 25 ft. to a total distance of 2 ft. at its closest point to the rear
yard property line.
Myles Campbell, Planner, started by stating the applicant’s request and showing a map of the lot’s
location; the lot is an irregular shape and a park is located inside the block. There is an alley
easement at the rear of the property and the applicant would also like to vacate the alley in order to
expand an existing single car garage. The alley is used only by City Public Works in order to attach the
park in the interior of the block. Campbell displayed plans illustrating the potential expansion.
Recommendation
Staff recommends denial of the variance request of 23’ off the required 25’ to a total distance
of 2’ at its closest point to the rear yard property line. Staff does support tabling this item until
the alley vacation is complete.
Nancy Nelson asked the timeline for the vacation. Staff responded they haven’t heard back from
their inquiry but typically there’s a 30-day timeframe. Chair Orenstein asked about a large utility
box and how that would be impacted.
City of Golden Valley BZA Regular Meeting
September 22, 2020 – 7 pm
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Chair Orenstein invited the applicant to speak.
The applicant stated that the alley on their side of the block is fenced off and when any utility work
is done, workers can’t even pull a vehicle through the alley and opt to access through properties.
The applicant added that he wasn’t intending to move the utility box and his garage plans didn’t
impact the box.
The Chair asked the applicant why he would like to have the variance approved prior to vacation
approval. The applicant stated he thought the timing would line up and it was in his interest to
move forward. However now it’s late in the season and the project won’t start until spring so he’s
comfortable tabling.
A MOTION was made by Chair Orenstein and seconded by Nelson to table the item until the alley
vacation determination is made.
Staff called a roll call vote and the motion passed unanimously.
3. 113 Parkview Terrace
Ryan Hanson, Applicant
Request: § 113-88, Single-Family Residential (R-1) Zoning District, Subd. (f)(2) Height
Requirements 1.5 ft. over the allowed 28 ft. for a total height of 29 ft. 5-1/8 in.
Myles Campbell, Planner, started by displaying the lot location in the city, and the rear of the
property abuts Theodore Wirth Park. The property has a curve in the front property line but is
otherwise a regularly shaped lot. The lot has a steep slope in the front yard, and the rear is flat next
to the home. The applicant would like to tear down the home and build a new 3-story house. The
rear grading will be filled in to correct negative sloping. Campbell reviewed zoning regulations and
how building height is determined. Staff finds the variance is generally in line with the zoning code
and the home fits with some of the goals in the 2040 Comprehensive Plan for environmentally
sustainable housing.
Being that this is a new build, staff would like to see the 1.5’ corrected in design than through a
variance. Staff presented a number of possibilities.
Recommendation
Staff recommends denial of the variance request of 1.5’ over the allowed 28’ for a total height
of 29’ 5 1/8” for a new home, measured from the average grade to the midpoint of the highest
pitched roof.
Chair Orenstein asked for clarification on how the rear grade impacts the build. Staff stated that
the average grade is determined by the front grade but the applicant wants to adjust the exterior in
order to maintain and interior flow from the main floor to the rear yard. Staff is asking if the main
City of Golden Valley BZA Regular Meeting
September 22, 2020 – 7 pm
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floor is lowered and design altered, could the height of the overall building then comply with
regulations.
Chair Orenstein invited the applicant to speak.
The applicant stated the restrictions in floor to ceiling height, restrictions on the average grade, and
not being able to change the grade of the driveway so it can maintain usability in the winter. The
homeowner’s goal is to maximize the rear yard as the front yard is very steep and won’t be usable
for use. Ryan Sadeghi asked about lowering the pitch of the roof and the applicant stated they
need to maintain the pitch in order to maintain warranty on the roof material, the material is a TPO
membrane. Sophia Ginis asked why the architects didn’t consider staff recommendations. The
applicant stated that they’re trying to create a step-up layout so the front plane has a smaller
presence and the house doesn’t appear to tower as high.
The conversation continued in to ceiling heights, roofing material, average grade, garage location,
parcel shape, and aesthetic. The Board continued to ask for more details about design to look for
alternatives so the builder won’t require a variance.
Chair Orenstein opened the public forum and commented a letter had also been sent to the Board,
prior to the meeting.
The owner of 106 France Ave S, called for comment and stated this build will have a negative
impact on them and their home. The new build will be 10 feet taller than the current home and the
increase in size will have a patio abut this homeowner’s patio. The homeowner stated they don’t
want to tell the builders and new owners what to do but wanted to express the impacts this
variance and overall build will have on them.
The Board discussed options after the commenter and Commissioner Sadeghi pointed out that
since this is a new build, code should take precedence in his mind and he’s inclined to agree with
staff recommendation. He recognized aesthetic and design but the build should be amended to be
built by-right. A number of Board members echoed this statement. The architect responded and
explained design elements as well as empathized with the neighbors.
A MOTION was made by Chair Orenstein and seconded by Nelson to not follow staff
recommendation and instead approve the variance request of 1.5 ft. over the allowed 28 ft. height
requirement for a total building height of 29 ft. 5-1/8 in.
Staff called a roll call vote:
Aye: Carlson, Orenstein, Nelson
Nay: Ginis; Sadaghi
The motion carried, 3 to 2, to approve the variance request.
City of Golden Valley BZA Regular Meeting
September 22, 2020 – 7 pm
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Adjournment
MOTION made by Nelson, seconded by Orenstein and the motion carried unanimously to adjourn the
meeting at 8:38 pm.
Staff called a roll call vote and the motion passed unanimously.
________________________________
Richard Orenstein, Chair
_________________________________
Amie Kolesar, Planning Assistant
Date: October 27, 2020
To: Golden Valley Board of Zoning Appeals
From: Myles Campbell, Planner
Subject: 6620 Wayzata Boulevard
Border Foods, Applicant
Introduction
Border Foods, operator of the Taco Bell restaurant at 6620 Wayzata Boulevard, are seeking a
variance from the City Code to modify their parking lot layout to allow for a new trash enclosure and
frozen storage in the restaurant. The applicant is seeking the following variances from City Code:
Variance Request City Code Requirement
The applicant is requesting a variance of 5
spaces off of the required 79 spaces for a
Restaurant ‐ Class II (fast food), to allow
for the modification of the parking layout
relating to a building addition and garbage
enclosure.
§ 113‐151, Off‐Street Parking and Loading, Subd. (c)
Minimum Required Off‐Street Parking Spaces
Class II Restaurants: 1 space per 40 square feet of
gross floor area
Background
6620 Wayzata Boulevard is a commercially zoned property north of Interstate 394. Taco Bell has been
located on the site dating back to the mid‐1980’s, though originally only on the western portion of the
property. In 1998, 6620 Wayzata Blvd and the neighboring 950 Florida Ave S were combined into a larger
single parcel, with the existing carwash at 950 Florida being demolished. The lot consolidation and
subsequent Conditional Use Permit allowed for the Taco Bell location to expand it’s provided parking
and to open a drive‐through window option off the north portion of the building.
In terms of its existing parking conditions, there are 71 current parking spaces, 3 being handicap
accessible. In addition as part of the Conditional Use Permits original approval, an additional 6 proof of
parking spaces were shown to the north of the drive‐through aisle, with a condition stating that “These
spaces must be constructed when, in the opinion of the Director of Planning, there is a need for the
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spaces.” This condition has never been acted upon by any current or previous planning directors, as
typically the site has had ample parking for its peak hours of operation.
Summary of Requests
Separate from this variance, the applicant is seeking to amend its existing conditional use permit in
order to allow for some updates to the restaurant location. Border Foods is seeking to move their
existing parking enclosure, eliminating a handful of parking spaces, the adjusted trash enclosure
would allow for a small addition off the rear of the building for an internal freezer measuring 240 sq.
ft.
As a result of these improvements, three existing parking spaces would be lost due to the relocated
trash enclosure, and the freezer addition also increases the building’s gross floor area. In the City’s
Zoning requirements for minimum off‐street parking, a Class II (fast food) Restaurant is required to
provide 1 space per 40 sq. ft. of gross floor area. There is no distinction made in code for floor area
devoted to customers, food prep, or storage. The table below shows the number of spaces
required/provided for both the existing parking layout and the proposed layout.
Gross Floor Area Parking Required Parking Provided
Existing Layout 2921 sq. ft. 73 spaces 71 (+6 proof of parking)
Proposed Layout 3161 sq. ft. 79 spaces 68 (+6 proof of parking)
In both cases, the actual provided parking on site is less than the required 1 per 40 sq. ft. However,
in the existing layout this shortfall is made up for by the six proof of parking spaces established as a
condition of the 1998 CUP. In the case of the proposed layout, while the proof of parking spaces
could be paved, this alone would not provide enough spaces to meet the new minimum of 79
spaces. This is also in part due to the increase in spaces required because of the freezer addition. At
240 sq. ft. the freezer would create a need for 6 additional parking spaces. The addition of the
freezer itself would not increase or decrease parking demand on the site, and the applicant points
out that the freezer will allow for a reduction in total deliveries to the site.
Including the proof of parking, the proposed layout would require a variance for the 5 remaining
spaces required. In discussions with other departmental staff about the proof of parking, generally
there was not seen to be a demand for the spaces to be paved. Environmental engineers expressed
an interest in keeping that area as greenspace, given the relatively high level of impervious surface
on the site already. Additionally, city engineers noted that the demand for parking on‐site seems to
be met adequately by the current spaces, and that peak hour traffic is mostly related to the drive‐
through.
Analysis
In reviewing this application, staff has maintained the points of examination to the considerations
outlined in Minnesota State Statute 462.357 – that the requested variance is in harmony with the
general purposes and intent of the Zoning Chapter, that it is consistent with the City’s
Comprehensive Plan, and that a property exhibit “practical difficulties” in order for a variance to be
granted.
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Staff finds that the variance is generally in line with both the purpose of the Zoning Code, it’s
Commercial zoning district purpose, and it’s off‐street parking requirements. The parking provided
on‐site, while less than prescribed by code, seems be adequate for the peak hours of operation. This
is a commercial use, and follows with the intent of that district to serve customers and in its location
off of I‐394.
In reviewing the request for consistency with the City’s 2040 Comprehensive Plan, staff also found
that the plans mostly matched the intent and goals of the plan’s land use chapter, and specifically
those related to the redevelopment, environmental, and multi‐modal transportation. This variance
would allow the applicant to maintain the existing greenspaces on‐site and avoid increasing
stormwater runoff, while still improving the functionality of the restaurant.
In order to constitute practical difficulties:
1. The property owner must propose to use the property in a reasonable manner.
A restaurant in a commercial district is a reasonable use, and has a conditional use permit
already to operate in such a fashion. The proposed addition is reasonable in scale and its
impact on parking.
2. The landowners’ problem must be due to circumstances unique to the property that is not
caused by the landowner.
Given this is an existing building and business, the applicant is here limited by the lot itself in
order to create new parking spaces. Additional spaces are likely impossible without severely
shrinking the interior drive aisles, which would impact circulation on site. As noted earlier,
staff were not interested in paving the proof of parking spaces, as this action would increase
the already high level of impervious surface and potentially create issues for the existing
stormwater system on‐site.
3. And the variance, if granted, must not alter the essential character of the locality
Visual changes to the site would be minor, and would not impact the local character of the
area.
Additionally, staff assesses whether other options are available to meet the applicant’s needs
without requiring a variance, or whether the proposal requests the smallest variance necessary to
meet the applicant’s needs. Given the constraints of the site in creating new parking, this variance
seems rational and the smallest possible variance to allow the CUP amendment.
Recommendation
Staff recommends approval of the variance request of 5 spaces off of the required 79 spaces for a
Restaurant ‐ Class II (fast food).
10.05.2020
VARIANCE
SITE PLAN1" = 10'-0"1KEYNOTES21.NEW STORAGE ADDTION2.NEW TRASH ENCLOSURE3.NEW ACCESSIBLE RAMP AND SIGNAGE4.NEW ACCESSIBLE PAINT STRIPINGGENERAL NOTES1.ACCESSIBLE PARKING STRIPING AND INTERNATIONAL SYMBOL OFACCESSIBILITY TO BE PAINTED TO MEET CITY REQUIREMENTS.2.ALL EXISTING TREES, BUSHES, SHRUBS & LANDSCAPING MATERIALS ARE TO BETRIMMED AS NECESSARY, IF NOT ALREADY DONE AT TIME OF CONSTRUCTION.VERIFY REQUIREMENTS WITH OWNER.3.IDENTIFY EXISTING WATER IRRIGATION HEADS AND PIPING LOCATIONS PRIORTO REMOVAL AND INSTALLATION OF LANDSCAPE MATERIALS. TAKEPRECAUTIONS NOT TO DAMAGE THEM, OTHERWISE LANDSCAPER WILLREPAIR/REPLACE AT LANDSCAPERS COST.4.ALL NEW PLANT MATERIALS SHALL BE WATERED AND MAINTAINED UNTILACCEPTANCE.5.SWEEP AND MAINTAIN ALL PAVED SURFACES FREE OF DEBRIS OFCONSTRUCTION AND LANDCSAPE MATERIALS.6.ALL NOISE GENERATED FOR THE STORE SHALL BE COMPLIANT WITH SECTION401.15.B.11 OF THE ZONING ORDINANCE7.ALL OUTDOOR LIGHTING FOR THE PARKING AREAS SHALL BE BE TURNED OFFONE HOUR AFTER CLOSING, EXCEPT FOR APPROVED SECURITY LIGHTING-KEYNOTEGENERAL NOTES3NOTETHIS PLAN HAS BEEN CREATEDUSING PREVIOUS SITE PLANINFORMATION AND VISUALOBSERVATIONS OF EXISTINGFEATURES . NO SURVEY HAS BEENCOMPLETED TO VERIFY EXISTNGCONDITIONS. CONTRACTOR SHALLFIELD VERIFY QUANTITIES,MEASUREMENTS, AND FIELDCONDITIONS PRIOR TO BIDDING.CONTRACTOR IS RESPONSIBLE FORCOMPLYING WITH "YUM" BRANDSSPECIFICATIONS AND PART OF THEBID PRICE FOR WORK TO BECOMPLETED.WAYZATA BLVDNOTE: CONTRACTOR IS TO VERIFYALL EXISTING UTILITY CONNECTIONSIN CONFLICT WITH NEW ADDITIONAND NOTIFY OWNER OF ANYCONFLICTS PRIOR TO START OFCONSTRUCTION58'-4"24'-1"47'-8"10'-0"10'-0"11'-4"SITEFLORIDA AVEEXISTINGTACOBELL121517891018192728363743445758686 PROOF OF PARKINGPARKING CALCULATIONS4VICINITY MAP5C2.0SITE PLANSignature :Name :Registration :Print HistoryDateProjectCheckedDrawnProject Contact :Phone Number :Dean Madson952-541-9969Plotted:9/21/2020 2:19 PM File: D:\Users\Dean_m\Desktop\_shortcuts\02 Projects\tb Golden Valley Bumpout\40_CONSTR DOCS\011_C2-0_SitePlan_Enclosure_20190617.dwg By:Dean Madson
123Border Foods5425 Boone Ave N.New Hope,MN 55428----------------6620 WAYZATA BLVDGOLDEN VALLEY, MNSTORE #: 2421Ryan Schroeder50047I hereby certify that this plan was prepared by me orunder my direct supervision and that I am a duly licensedarchitect under the laws of the State of MinnesotaRSDSMADDITION2,921 GSF?? SEATS2019.0617 / 19284TACO BELL6620 WAYZATA BLVDGOLDEN VALLEY, MN10.05.2020VARIANCE
KITCHENWOMENMENWALK-INCOOLERENTRYCUSTOMERAREAOFFICETRASHSTORAGEDRIVETHRUSERVICECOUNTERDISHMECHFOODPREPCLOSETBREAKSODAWALK-INFREEZERSTORAGESTORAGECOOKKB-104KB-104KB-104KB-106KB-104 KB-104KB-104KB-103KB-104KB-104KB-104KB-103FLOOR PLAN1/4"=1'-0"AFLOOR PLAN KEY NOTESBGENERAL NOTES1.AFTER DEMOLITION BUT BEFORE STARTING NEW CONSTRUCTION VERIFY EXTENTOF DAMAGED INTERIOR AND EXTERIOR AREAS AND VERIFY WITH OWNER FOR THEEXTENT OF REPAIRS.2.GC TO REMOVE EXISTING CONSTRUCTION & FINISHES ON WALLS & FLOORS ASNECESSARY FOR NEW CONSTRUCTION INCLUDING M.E.P WORK. GC TO PATCH,REPAIR & FINISH WALLS & FLOORS TO MATCH EXISTING.3.ALL JOINTS, GAPS AND SPACES LEADING TO HOLLOW OR INACCESSIBLE SPACESARE TO BE SEALED WITH NSF APPROVED SEALANTS.4.GC TO REMOVE ANY EXISTING EXTERIOR CONCRETE SLABS, SIDEWALKS,LANDSCAPE MATERIALS AND EARTH FOR NEW CONSTRUCTION.5.ELECTRICAL CONTRACTOR IS TO REVIEW EXISTING ELECTRICAL PANELS AND NEWPOWER REQUIREMENTS OF COOLER/FREEZER, ETC. TO DETERMINE IF EXISTINGPANELS ARE CAPABLE OF HANDLING ADDITIONAL POWER/BREAKERS. IF NOTCONTACT ARCHITECT FOR DIRECTION.6.ELECTRICAL CONTRACTOR TO PROVIDE POWER TO ALL NEW LIGHTING.7. IF REQUIRED, GC TO PROVIDE ROOF PENETRATION AND REFRIGERATION /ELECTRICAL PIPING HOOD FOR NEW COOLER / FREEZER CONDENSER ON ROOF.SEAL WATER & WEATHER TIGHT.VERIFY LOCATION WITH OWNER.8. REFER TO EXTERIOR ELEVATION DRAWING SHEETS FOR EXTERIOR MATERIALFINISHES AND COLORS.1.NEW PREFAB STORAGE ADDITION2.NEW TRASH ENCLOSUREKEYNOTE#NEW PREFAB COOLER BOX:FLOOR PLAN NOTESCWALL LEGENDETYPICAL EXISTING EXTERIOR WALL:2x6 (ASSUMED) WOOD STUDS @16"O.C. W/ 1/2" PLYWOOD SHEATHING.2"23'-10"10'-0"10'-2"12'-0"6'-4"4"16'-6"9'-4"25'-4"KITCHENWOMENMENWALK-INCOOLERENTRYDINING CUSTOMERAREAOFFICE
TRASHSTORAGEDRIVETHRUSERVICECOUNTERDISHMECHFOODPREPCLOSETSIDEENTRYBREAKSODAWALK-INFREEZERSTORAGESTORAGECOOKKB-104KB-104KB-104
KB-106KB-104 KB-104KB-104KB-103KB-104KB-104KB-104KB-103KEY PLANGSignature :Name :Registration :Print HistoryDateProjectCheckedDrawnProject Contact :Phone Number :Dean Madson952-541-9969D:\Users\Dean_m\Desktop\_shortcuts\02 Projects\tb Golden Valley Bumpout\40_CONSTR DOCS\040_A1-0_FloorPlan_20190617.dwg
123Border Foods5425 Boone Ave N.New Hope,MN 55428----------------6620 WAYZATA BLVDGOLDEN VALLEY, MNSTORE #: 2421Ryan Schroeder50047I hereby certify that this plan was prepared by me orunder my direct supervision and that I am a duly licensedarchitect under the laws of the State of MinnesotaRSDSMADDITION2,921 GSF?? SEATS2019.0617 / 19284TACO BELL6620 WAYZATA BLVDGOLDEN VALLEY, MNA1.0FLOOR PLAN10.05.2020VARIANCE
1
Date:
To:
From:
October 27, 2020
Golden Valley Board of Zoning Appeals
Jason Zimmerman, Planning Manager
Subject: 832 Meadow Lane North
Peter Prudden, Applicant
Introduction
Peter Prudden, the property owner, is seeking a variance from the City Code to construct an
addition to the eastern portion of his home which would extend into the front yard setback area.
The applicant is seeking the following variance from City Code:
Variance Request City Code Requirement
The applicant is requesting a variance of 8
ft. off of the required 30 ft. to a distance
of 22 ft. at its closest point to the front
yard (east) property line.
§113‐89, Moderate Density Residential (R‐2)
Zoning District, Subd. (f)(1)(a) Front Yard Setback
Requirements
The required minimum front setback shall be 35
feet from any front lot line along a street right‐of‐
way line. Decks and open front porches, with no
screens, may be built to within 30 feet for a front
lot line along a street right‐of‐way line.
Background
832 Meadow Lane South is a 15,571 square foot single‐family residential lot located in the southwest
corner of the intersection of Meadow Lane South with Parkview Terrace. Due to its location adjacent to
two rights‐of‐way, it is defined as a corner lot and therefore has two front yards (along Meadow Lane S
and along Parkview Terrace), each having a setback of 35 feet from the property line or 30 feet for a
deck or open front porch. The existing house was constructed in 1938 and sits 40.8 feet from the east
property line at its closest point.
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Summary of Request
The applicant is proposing to construct a significant addition to the east side of the house, providing a
new open porch as well as remodeling and expanding the interior spaces currently occupied by the
dining room and kitchen. This would result in an encroachment of the open porch into the front yard by
8 feet, resulting in a front yard setback of only 22 feet at its closest point.
The applicant indicates that the size of the proposed open porch is necessary to accommodate a
comfortable seating arrangement and would not require the removal of existing trees or
landscaping. The applicant also states that the size of the addition has been designed to balance the
massing, roof line, and architectural character of the home. Staff notes that several mature trees
were removed from the yard within the last few years in the area being targeted for the addition.
The applicant also provided to staff a list of 18 corner lot properties in the North Tyrol area that
contained homes he believed extended into the front yard setback area. While roughly a third of
these did have variances on file with the City, the majority were found to be conforming with
respect to the front yard setback or were old enough to have a legally nonconforming status.
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Analysis
In reviewing this application, staff has maintained the points of examination to the considerations
outlined in Minnesota State Statute 462.357 – that the requested variance is in harmony with the
general purposes and intent of the Zoning Chapter, that it is consistent with the City’s
Comprehensive Plan, and that a property exhibit “practical difficulties” in order for a variance to be
granted.
Staff finds that the variance is generally in line with the purpose of the Zoning Code as well as the
purpose of the Single‐Family Residential Zoning District, which is to provide for detached single‐
family dwelling units at a low density along with directly related and complementary uses. The
request would not allow for additional unit density in the neighborhood and the proposed addition
would not have any egregious impact on the welfare of neighboring properties.
In the City’s 2040 Comprehensive Plan, one of the stated objectives of the Land Use Chapter is to
protect existing residential neighborhoods. Staff feels that this request would not cause harm to the
neighborhood at large. Additionally, in the Comprehensive Plan’s Housing Chapter is an objective to
support the rehabilitation and reinvestment of the housing stock as structures continue to age. This
type of reinvestment in mid‐century homes helps to keep these properties in good repair and
increase their usability by residents.
In order to constitute practical difficulties:
1. The property owner must propose to use the property in a reasonable manner.
An open front porch is a reasonable use of a residential property as a means of creating
additional usable space. However, the design of the porch as proposed by the applicant is
quite large and a similar outcome could be achieved while avoiding most or all of the need
for a variance. Therefore, staff believes the use of the property as proposed by the owner is
not reasonable.
2. The landowners’ problem must be due to circumstances unique to the property that is not
caused by the landowner.
Although corner lots can present a challenge for owners looking to expand the footprint of
their homes, the location of the existing home at 832 Meadow Lane South does allow for
some amount of expansion by right. The reduced front setback requirement for open
porches provides additional room in which to contemplate an addition. Further, the size of
the lot, at over 15,500 square feet, does not present many of the limitations observed in
other, smaller, corner lots across the city. Given the flexibility to design for an addition in this
setting, staff does not believe the problem is due to a circumstance unique to the property.
3. And the variance, if granted, must not alter the essential character of the locality
As the applicant has pointed out, there are a handful of homes on corner lots in the North
Tyrol area that have front yard setbacks of less than 35 feet. Many of these homes utilize this
space for a garage, while others have been constructed closer to the right‐of‐way than is
currently allowed under the zoning regulations. One such property is the adjacent 1045 Tyrol
4
Trail, which received a variance in 1982 to construct a garage within 14.6 feet of the front
property line. Staff believes a front yard variance for an open porch would not alter the
essential character of the area.
Additionally, staff assesses whether other options are available to meet the applicant’s needs
without requiring a variance, or whether the proposal requests the smallest variance necessary to
meet the applicant’s needs. Given the position of the existing structure on the lot, there is room
within the front yard setback to allow for a conforming open porch to be constructed that would not
require a variance. While this would not be as large as the proposed porch, it would still provide a
significant new usable area.
As shown, the proposed porch extends approximately 5 feet to the southeast beyond the new front
plane of the main structure. Reducing the size of the porch to align with the rest of the home would
still require a variance, but one of only approximately 3 feet. Staff would feel more comfortable
considering this smaller variance that has a reduced impact on the front yard compared to the one
currently proposed by the applicant.
Recommendation
Staff recommends denial of the variance request of 8 ft. off of the required 30 ft. for an open porch
to a distance of 22 ft. at its closest point to the front yard (east) property line.
UP
DN
1
A3.0
2
A3.0
4
A3.0
1
A4.0
3
A3.0
5' - 0"7' - 0"WET BAR
KITCHEN
LIVING ROOM
DINING ROOM
FOYER
OFFICE
MASTER BEDROOM
CLOSET BATH
LAUNDRY
HALL
POWDER ROOM
PORCH
NEW WALL
9' - 8"13' - 6"ADDITION16' - 1 1/2"ADDED PORCH5' - 6 1/2"ADDED PORCH16' - 0"8' - 3"13' - 4"22' - 10"11' - 0"NEW WALL8' - 4"NEW
OPENING
TO
BELOW
NEW POSTS
GUARDRAIL
AND
HANDRAIL
PANEL READY BUILT-IN COUNTER
DEPTH REFRIGERAT0R
FULL HEIGHT
CABINETS
OVEN AND
GAS RANGE
WITH HOOD
20" DEEP COUNTER/CABINETS WITH
BAR SINK AND UPPER SHELVES
COUNTER
WITH
DRAWERS
BELOW
FULL
HEIGHT
CABINETS
WITH ROD
AND SHELF
DOUBLE
ROD
WITH
SHELFROD & SHELF24" DEEP
COUNTER/CABINETS
WITH LAUNDRY SINK
AND UPPER WALL
CABINET
ISLAND WITH WALL
AND CABINETS
BELOW
VAULTED CEILING
(SCISSOR TRUSSES)
ABOVE
14" SQ COLUMNS,
TYP
ALL
OPENINGS
TO BE
CASED, TYP
BASEMENT
BELOW.
PROVIDE
NEW
WATERPROF
ING
GARAGE
BELOW.
PROVIDE
NEW
WATERPROF
ING
NEW GLASS DOORS
WITH METAL FRAME,
SEE OWNER FOR
PRODUCT
NEW FIREPLACE
SURROUND, SEE
OWNER FOR
PRODUCT
1' - 2 1/8"1' - 5 1/2"3' - 6 1/2"3' - 6 1/2"3' - 6 1/2"2' - 7 5/8"3' - 6 1/2"3' - 6 1/2"2' - 7 5/8"
3
A4.0
2
A4.0
2' - 9 5/8"2' - 11 3/8"
3' - 4"7' - 8 1/4"7' - 8 1/4"3' - 4"6' - 2 1/4"EQ EQ EQ EQ
2' - 4"EQEQ11' - 3 1/2"11' - 3 1/2"9' - 2"8' - 9"
PANTRY
3' - 3"5' - 0"3' - 0"
OVERHEAD
BEAM
2 2 '1 3 'PROPERTY LINESETBACK LINE3 5 ' - 0 "
YELLOW
SHADING
DEPICTS THE
AREA OF PORCH
ENCROACHMENT
INTO SETBACK
1
A3.0
2
A3.0
4
A3.0
1
A4.0
3
A3.0
3
A4.0
2
A4.0
NEW PORCH ROOF
NEW
DINING
ROOM
ROOF
NEW
DORMER
ROOF
NEW
DORMER
ROOF
NEW
DORMER
ROOF
NEW BAY
WINDOW
ROOF
EXISTING
TERRACE
EXISTING
CONCRETE WALK
EXISTING
BITUMINOUS
DRIVE
EXISTING
PLAYHOUSE
EXISTING
CONCRETE WALK
EXISTING STONE
LANDSCAPE WALL
EXISTING
STOOP
PROPERTY LINEP R O P E R T Y L I N E
P R O P E R T Y L I N E
PROPERTY LINEEXISTING
HOUSE
1
5'
-
0"
2 5 ' - 0 "
3 5 ' - 0 "
M EA D O W LA N E
PARKVIEW8 3 2 M E A D O W L A N E S O U T H ,
G O L D E N V A L L E Y
35' - 0"
B A C K S E T B A C K
F R O N T S E T B A C K
SIDE SET BACKFRONT SET BACKNEW KITCHEN
ADDITION
5 ' - 0 "1 5 ' - 0 "25'
-
0"
NEW WORKOUT
ACCESSORY
STRUCTURE
A C C E S S A R Y S E T B A C KAC
CESSARY STRUCTURE SET BACK14'
8'
YELLOW
SHADING
DEPICTS THE
AREA OF PORCH
ENCROACHMENT
INTO SETBACK
2 2 ' - 0 "
PRUDDEN
RESIDENCE
ADDITION
AND
REMODEL
A0.1
PROGRESS SET
9/28/20
SITE PLAN
1/8" = 1'-0"A0.1
1 SITE PLAN
1
Date:
To:
From:
Subject:
October 27, 2020
Golden Valley Board of Zoning Appeals
Jason Zimmerman, Planning Manager
5385 Triton Drive
Kelsie and David Leonard, Applicants
Introduction
Kelsie and David Leonard, the property owners at 5385 Triton Drive, are seeking a variance from the
City Code to construct a garage addition for a second stall to the western side of their home which
would extend into the front yard setback area. The applicants are seeking the following variance
from City Code:
Variance Request City Code Requirement
The applicant is requesting a variance of
15 ft. off of the required 35 ft. to a
distance of 20 ft. at its closest point to the
front yard (east) property line.
§113‐89, Moderate Density Residential (R‐2)
Zoning District, Subd. (f)(1)(a) Front Yard Setback
Requirements
The required minimum front setback shall be 35
feet from any front lot line along a street right‐of‐
way line.
Background
5385 Triton Drive is a 22,114 square foot single‐family residential lot located in the southeast corner of
the intersection of Triton Drive with a frontage road east of Hwy 100 (Lilac Drive). Due to its location
adjacent to two rights‐of‐way, it is defined as a corner lot and therefore has two front yards, each having
a setback of 35 feet from the property line. The existing house was constructed in 1959 and sits 35.28
feet from the west property line at its closest point. A vegetated boulevard of approximately 30 feet
separates the western edge of the property from the paved frontage road. A sound wall separates the
frontage road from Hwy 100. Valley Community Presbyterian Church is located to the north of this
property, across Triton Drive.
2
Summary of Request
The applicant is proposing to construct a garage addition to create a second garage stall alongside the
existing single stall in the attached garage. The existing stall is 12 feet 8 inches wide and the second stall
would be 15 feet 3‐1/16 inches wide. This would mean an encroachment of the structure into the front
yard by 15 feet, resulting in a front yard setback of only 20 feet at its closest point.
The applicants are requesting the variance in order to increase the functionality of their home with a
second garage stall. They state that the presence of the frontage road and highway to the west,
along with the tree cover provided within the boulevard, would result in little to no impact to the
surrounding area.
Analysis
In reviewing this application, staff has maintained the points of examination to the considerations
outlined in Minnesota State Statute 462.357 – that the requested variance is in harmony with the
general purposes and intent of the Zoning Chapter, that it is consistent with the City’s
Comprehensive Plan, and that a property exhibit “practical difficulties” in order for a variance to be
granted.
3
Staff finds that the variance is generally in line with the purpose of the Zoning Code as well as the
purpose of the Single‐Family Residential Zoning District, which is to provide for detached single‐
family dwelling units at a low density along with directly related and complementary uses. The
request would not allow for additional unit density in the neighborhood and the proposed addition
would not have any egregious impact on the welfare of neighboring properties.
In the City’s 2040 Comprehensive Plan, one of the stated objectives of the Land Use Chapter is to
protect existing residential neighborhoods. Staff feels that this request would not cause harm to the
neighborhood at large. Additionally, in the Comprehensive Plan’s Housing Chapter is an objective to
support the rehabilitation and reinvestment of the housing stock as structures continue to age.
Adding a second garage stall helps to raise the value of the property and make it more desirable in
the long run.
In order to constitute practical difficulties:
1. The property owner must propose to use the property in a reasonable manner.
The Board has consistently found that a second garage stall is a reasonable use for a modern
home. The proposed location for the addition is logical given the placement of the existing
home on the lot, and the large vegetated boulevard would screen the new addition from
view from the frontage road. Therefore, staff believes the use of the property as proposed
by the owner is reasonable.
2. The landowners’ problem must be due to circumstances unique to the property that is not
caused by the landowner.
While corner lots are prevalent throughout the city, fewer are located along a frontage road
and soundwall for a major highway. The existing conditions, coupled with an exceptionally
wide vegetated boulevard, are sufficient to distinguish this lot from many others. Staff
believes the circumstances of this situation are unique and not caused by the landowner.
3. And the variance, if granted, must not alter the essential character of the locality
Due to the presence of the frontage road and soundwall, the essential character of the area
is focused to the east towards other single‐family homes. Any visual impact created by the
construction of the garage addition to the west would be minimal. Staff believes a front yard
variance for a garage addition would not alter the essential character of the area.
Additionally, staff assesses whether other options are available to meet the applicant’s needs
without requiring a variance, or whether the proposal requests the smallest variance necessary to
meet the applicant’s needs. Given the size of the lot and location of the existing home, one
alternative for second garage stall would be the construction of a detached garage to the south.
However, this would likely require an additional curb cut along the frontage road, an extension of
electrical service, and the removal of trees within the boulevard.
Recommendation
Staff recommends approval of the variance request of 15 ft. off of the required 35 ft. to a distance
of 20 ft. at its closest point to the front yard (west) property line.
1
Date:
To:
From:
Subject:
October 27, 2020
Golden Valley Board of Zoning Appeals
Jason Zimmerman, Planning Manager
2460 Kyle Avenue North
Jim and Michelle Shull, Applicants
Introduction
Jim and Michelle Shull, the property owners at 2460 Kyle Avenue North, are seeking the following
variances from the City Code to construct an addition to the front of their home which would extend
into the front yard setback area:
Variance Request City Code Requirement
The applicant is requesting a variance of
6.41 ft. off of the required 35 ft. to a
distance of 28.59 ft. at its closest point to
the front yard property line for a home
addition.
§113‐89, Moderate Density Residential (R‐2)
Zoning District, Subd. (f)(1)(a) Front Yard Setback
Requirements
The required minimum front setback shall be 35
feet from any front lot line along a street right‐of‐
way line.
The applicant is requesting a variance of
5.41 ft. off of the required 30 ft. to a
distance of 24.59 ft. at its closest point to
the front yard property line for a deck.
§113‐89, Moderate Density Residential (R‐2)
Zoning District, Subd. (f)(1)(a) Front Yard Setback
Requirements
The required minimum front setback for decks and
open front porches shall be 30 feet from any front
lot line along a street right‐of‐way line.
Background
2460 Kyle Avenue North is an 18,821 square foot single‐family residential lot that backs up to Sochacki
Park. It is positioned on the outside of a slight curve in the road creating a front yard setback that is not
parallel to front of the structure on the lot. The existing house was constructed in 1960 and there is
currently a well room that sits below the front stoop and within the front setback area. This room
2
reportedly leaks cold air into the house and reduces the energy efficiency of the structure. In addition, a
small upper level and crowded interior entrance area are concerns for the applicants.
Summary of Request
The applicants are proposing to enclose the front stoop, covering the well room below and providing
adequate insulation for the home. This would also create a larger enclosed entrance space. In addition,
the applicants would like to construct a low deck outside the front door extending to the south towards
the driveway. This new deck would allow for the removal of pavers currently leading from the driveway
to the front door.
The current structure is located at the required front setback line of 35 feet. The enclosed addition
would be 6.41 feet deep, potentially reducing the front setback to 28.59 feet. The new deck would
extend 4 additional feet towards the street, reducing that setback to 24.59 feet compared to the
required 30 feet for decks and open porches.
The applicants cite energy efficiency updates to their home, the need to enclose/insulate the basement
well room, and a desire to create a more functional entrance area as reasons for their variance request.
Analysis
In reviewing this application, staff has maintained the points of examination to the considerations
outlined in Minnesota State Statute 462.357 – that the requested variance is in harmony with the
3
general purposes and intent of the Zoning Chapter, that it is consistent with the City’s
Comprehensive Plan, and that a property exhibit “practical difficulties” in order for a variance to be
granted.
Staff finds that the variance is generally in line with the purpose of the Zoning Code as well as the
purpose of the Single‐Family Residential Zoning District, which is to provide for detached single‐
family dwelling units at a low density along with directly related and complementary uses. The
request would not allow for additional unit density in the neighborhood and the proposed addition
would not have any egregious impact on the welfare of neighboring properties.
In the City’s 2040 Comprehensive Plan, one of the stated objectives of the Land Use Chapter is to
protect existing residential neighborhoods. Staff feels that this request would not cause harm to the
neighborhood at large. Additionally, in the Comprehensive Plan’s Housing Chapter is an objective to
support the rehabilitation and reinvestment of the housing stock as structures continue to age.
Providing an enclosed entrance area that increases the energy efficiency of the home would help to
raise the value of the property and make it more desirable in the long run.
In order to constitute practical difficulties:
1. The property owner must propose to use the property in a reasonable manner.
Construction of an enclosed front entrance is reasonable, especially given the dual purpose
of helping to solve a larger issue of a substandard basement space below the front stoop as
well as providing an entry more appropriately sized for modern standards. Staff believes the
use of the property as proposed by the owners is reasonable.
2. The landowners’ problem must be due to circumstances unique to the property that is not
caused by the landowner.
The current owners did not build the home and inherited the outdated and problematic well
room at the front of the house. The location of the home at the front setback line means
that the issue already sits within the front setback area and makes addressing it more
challenging that would otherwise be the case. Solving the problem requires a creative
solution. Staff believes the circumstances of this situation are unique and not caused by the
landowner.
3. And the variance, if granted, must not alter the essential character of the locality
The location of the addition would result in a minimal visual impact due to its location on the
outside of the curve of the road. Due to the low height of the deck, this structure would
likely be unnoticed from the public right‐of‐way. Staff believes a front yard variance for this
proposal would not alter the essential character of the area.
Additionally, staff assesses whether other options are available to meet the applicant’s needs
without requiring a variance, or whether the proposal requests the smallest variance necessary to
meet the applicant’s needs. Given the location of the entrance to the home and the existing well
4
room beneath the front stoop which extends into the front yard, there appear to be no better
options to address the existing problems.
Recommendation
Staff recommends approval of the variance request of 6.41 ft. off of the required 35 ft. to a distance
of 28.59 ft. at its closest point to the front yard (west) property line for a home addition.
Staff recommends approval of the variance request of 5.41 ft. off of the required 30 ft. to a distance
of 24.59 ft. at its closest point to the front yard (west) property line for a deck.
SHEET
#
FILE:
SCALE:
APPROVED:
DRAWN BY:
DATE:
JOB #:
DATE DRAWING BY
AS NOTED1613 93rd LANE BLAINE, MN 554491
-----2460 Kyle Ave. N.Golden Valley, MN 554228455SHULL RESIDENCE9/30/2020
5/19/2020 EXISTING MDJCOVER PAGESHULL REMODEL
PAGE # CONTENTS
INDEX
NOTES:
SYMBOLS LEGEND
MDJ
1.) These plans and specifications are the property of Murphy Bros. Any reproduction of these plans and/or specifications are prohibited without written
consent.
2.) All dimensions to be site verified.
Exterior/Overall dimensions (if needed for project) are to be off the exterior side of the framing on the exterior walls. On the Interior walls on the
Exterior/Overall dimensions will be to interior wall centers and centers on wall openings.
Added interior dimensions would be to the wall finishes. Unless otherwise noted.
Dimensions on Cross-Sections & Wall Elevations would be to the wall finishes. Unless otherwise noted.
3.) The information, specifications and plans contained on these pages are a result of job site measurements, sub-contractor recommendations, and client
consultations. Any unforeseen pre-existing conditions may require change orders and the alteration of the proposed construction plans.
6/4/2020 CONCEPT
PLANS MDJ
6/15/2020 MDJLAYOUT
6/11/2020 ELEC &TERRAIN MDJ
1. COVER PAGE
2. EXISTING PLAN
3. EXISTING PLAN
4. SURVEY W/ PROPOSED
5. PROPOSED PLAN
6. DEMO PLANS
7. EXISTING ELECTRICAL
8. PROPOSED ELECTRICAL
9. EXTERIOR ELEVATIONS
10. CROSS -SECTIONS
11. CABINET ELEVATIONS
12. CABINET ELEVATIONS
13. RENDERINGS
8/20/2020 REVISED
PLAN MDJ
9/30/2020
REVISED
PLAN W/SURVEY
MDJ
DN
B28BCB19RBCB17RSB36B24RB15RB841916SB221832RB391832 B28BCB19RBCB17RSB36B24RB15RB841916SB221832RB391832 U392584W3142W84122
HB
BCW1842R BCW3142W2842160702668
30682128SC
51068
10954TC
4344DC 4344DC
41034DC4644DC4235DC4244DC 28682234SC4234DC 36684940PT 40683668
2068416824682668
1122FX
2422FX516826682668
206826685068
2668
5068
6068
11068
EXISTING ELECTRICALIN BLUEEXISTING CONNECTIONARE SOLID NEW ELECTRICAL IN REDNEW CONNECTION LINESARE DASHEDELECTRICAL KEYELECTRICAL KEY
S1S1
19'-11 1/4"11'-4 3/8"17'-5 3/4"21'
69'-9 3/8"
21'-2 7/16"10'-5 3/4"16'-5 11/16"21'-7 1/2"
69'-9 3/8"23'6'-5 7/8"5'-10 11/16"1'-10 1/8"3'-5 1/8"5'-5 3/4"3'-4 15/16"4'-9 3/16"29'-0 3/8"6'-4 3/4"4'-9 3/16"12'-0 7/8"2'4'-1 5/16"1'-8 9/16"9'-0 3/16"1438 SQ FT
LIVING AREA
KITCHEN
DINING
CLOSETOPEN BELOW
JAMB: 5-1/4"
BUILT IN SILL
GARAGE
PORCH
DECK
LIVING
FIRE-PLACEBEDROOMBEDROOM
CLOSETCLOSET
CLOSET
MASTER BDRM
HALL
CLOSET
M. BATH
BATH
C
ENTRY
CONCRETE PORCH
OVER WELL ROOM
SHEET
#
FILE:
SCALE:
APPROVED:
DRAWN BY:
DATE:
JOB #:
DATE DRAWING BY
AS NOTED1613 93rd LANE BLAINE, MN 554492
-----2460 Kyle Ave. N.Golden Valley, MN 554228455SHULL RESIDENCE9/30/2020
5/19/2020 EXISTING MDJEXISTING PLANMDJ
EXISTING FLOOR PLAN
SCALE: 1/8" = 1'-0"
EXISTING FRONT ELEVATION
SCALE: 1/8" = 1'-0"
EXISTING LEFT ELEVATION
SCALE: 1/8" = 1'-0"
6/4/2020 CONCEPT
PLANS MDJ
6/15/2020 MDJLAYOUT
6/11/2020 ELEC &TERRAIN MDJ
8/20/2020 REVISED
PLAN MDJ
9/30/2020
REVISED
PLAN W/SURVEY
MDJ
SSS
S
SB362132SB362132HB
26682668
2268
2066 2668 3068 3168
306830682243DH 30683540DH3540DH9740MU3068
2818AW2826AW2826AW 266820682068DN
UP
S1S1
WORK-OUTFAMILY
SAUNA
HALL
FAMILY
STAIRSFIRE-PLACECLOSETHALL
BATHBEDROOM
CLOSET
UTILITY
WELL ROOM
SHEET
#
FILE:
SCALE:
APPROVED:
DRAWN BY:
DATE:
JOB #:
DATE DRAWING BY
AS NOTED1613 93rd LANE BLAINE, MN 554493
-----2460 Kyle Ave. N.Golden Valley, MN 554228455SHULL RESIDENCE9/30/2020
5/19/2020 EXISTING MDJ
MDJ
EXISTING FLOOR PLAN
SCALE: 1/8" = 1'-0"
EXISTING FRONT ELEVATION
SCALE: 1/8" = 1'-0"
EXISTING LEFT ELEVATION
SCALE: 1/8" = 1'-0"6/4/2020 CONCEPT
PLANS MDJ
6/15/2020 MDJLAYOUT
6/11/2020 ELEC &TERRAIN MDJEXISTING PLAN8/20/2020 REVISED
PLAN MDJ
9/30/2020
REVISED
PLAN W/SURVEY
MDJ
EGRESS WIN
DOW& WELLREPLACE EXIS
TIN
G36" DOOR W/ 72"SLIDERREPLACE EXIS
TIN
GWI
NDOW W/ NEW I
NEXIS
TIN
G OPENI
NGDEMO EXIS
TI
NG FLOWER POTON MAI
N F
LOORF
OUNDATI
ON FOR ADDIT
ION TOFRONT PORCH NEW FRONT DECKEXI
STI
NGFOUNDATI
ON WALLSFOR WELL ROOMSLIDER
SLIDER
DRIVE-WAY ADDITION
380 SQFT
DECK
ADDITION
ENTRY
REMOVING PAVER BRICKSEXISTING
WELL RM
N
SHEET
#
FILE:
SCALE:
APPROVED:
DRAWN BY:
DATE:
JOB #:
DATE DRAWING BY
AS NOTED1613 93rd LANE BLAINE, MN 554494
-----2460 Kyle Ave. N.Golden Valley, MN 554228455SHULL RESIDENCE9/30/2020
5/19/2020 EXISTING MDJ
MDJ
6/4/2020 CONCEPT
PLANS MDJ
6/15/2020 MDJLAYOUT
6/11/2020 ELEC &TERRAIN MDJ
8/20/2020 REVISED
PLAN MDJ
REMOVING PAVER
BRICKS
TOTAL OF 210 SQFT.
(55 SQFT IS UNDER THE
DECK)
ADDING 380SQFT ON
TO SIDE OF THE
DRIVE-WAY. STAYING 3'
OFF PROPERTY LINE
ENTRY-WAY ADDITION
IS 43 SQFT
9/30/2020
REVISED
PLAN W/SURVEY
MDJSURVEY W/ PROPOSED PLAN
DN
BCB24RB18RB3315B33153DB28BCB19R1DB17SB36ChefSeries DishwasherBCB27R
B841916SB221832RB391832 BCB24RB18RB3315B33153DB28BCB19R1DB17SB36ChefSeries DishwasherBCB27R
B841916SB221832RB391832 U392596W3142W84122
HB
BCW1842L BCW3142W2842W1542R
2044SC30682044SC 4016AW18070
51068
10954TC
4344DC 4344DC
41034DC4644DC4236DC4236DC 28682234SC4234DC
4940PT
416824682668 406820681122FX
2422FX26682668
206826685068
2668
5068
6068
11068
UP
EXISTING ELECTRICALIN BLUEEXISTING CONNECTIONARE SOLID NEW ELECTRICAL IN REDNEW CONNECTION LINESARE DASHEDELECTRICAL KEYELECTRICAL KEY
12.61'16.74'4'6.4'29.09'10.45'12.35'
225 SQ FT
167 SQ FT
1539 SQ FT
479 SQ FT
139 SQ FT
328 SQ FT
20 SQ FT 13 SQ FT7 SQ FT12 SQ FT
54 SQ FT
152 SQ FT
15 SQ FT15 SQ FT
37 SQ FT
129 SQ FT
20 SQ FT
27 SQ FT
228 SQ FT
186 SQ FT
LIVING AREA
KITCHEN
DINING
CLOSETOPEN BELOW
JAMB: 5-1/4"
BUILT IN SILL
GARAGE
EXISTING DECK
NEW WINDOW IN EXISTING OPENING
DEMO WALLS WITH RED
HATCHING
LIVING
BEDROOM2BEDROOM1
MASTER BDRM
CLOSET CLOSET
CLOSET
CLOSET
M. BATH BATH
CFIRE-PLACEDEMO EXISTING FLOWER POT
ON MAIN FLOOR (BRICK FACE)
ADDITION TO FRONT PORCH
REMOVE EXISTING SERVICE
DOOR & GARAGE DOOR FOR A
NEW 18' WIDE GARAGE DOOR
DECK
SHAKES ON ACCENT GABLES
4" CASING ON WINDOWS &
DOORS ON FRONT
PAINTED BRICK
7" LAP SIDING
ACCENT TRIM IN GABLE
6" OUTSIDE CORNERS & 2"
INSIDE CORNERS AROUND
HOUSE
NEW FASCIA & SOFFIT
SHEET
#
FILE:
SCALE:
APPROVED:
DRAWN BY:
DATE:
JOB #:
DATE DRAWING BY
AS NOTED1613 93rd LANE BLAINE, MN 554495
-----2460 Kyle Ave. N.Golden Valley, MN 554228455SHULL RESIDENCE9/30/2020
5/19/2020 EXISTING MDJ
MDJPROPOSED PLANPROPOSED FLOOR PLAN
SCALE: 1/8" = 1'-0"
PROPOSED EXTERIOR ELEVATIONS
SCALE: 1/8" = 1'-0"
6/4/2020 CONCEPT
PLANS MDJ
6/15/2020 MDJLAYOUT
6/11/2020 ELEC &TERRAIN MDJ
8/20/2020 REVISED
PLAN MDJ
9/30/2020
REVISED
PLAN W/SURVEY
MDJ
DN
HB
2044SC30682044SC 4016AW18070
51068
10954TC
4344DC 4344DC
41034DC4644DC4236DC4236DC 28682234SC4234DC
4940PT
416824682668 406820681122FX
2422FX26682668
206826685068
2668
5068
6068
11068
UP
EXISTING ELECTRICALIN BLUEEXISTING CONNECTIONARE SOLID NEW ELECTRICAL IN REDNEW CONNECTION LINESARE DASHEDELECTRICAL KEYELECTRICAL KEY
212 SQ FT
153 SQ FT
457 SQ FT
131 SQ FT
312 SQ FT
19 SQ FT 9 SQ FT5 SQ FT
10 SQ FT
48 SQ FT
139 SQ FT
11 SQ FT12 SQ FT
32 SQ FT
120 SQ FT
16 SQ FT
22 SQ FT
221 SQ FT
184 SQ FT
KITCHEN
DINING
CLOSETOPEN BELOW
JAMB: 5-1/4"
BUILT IN SILL
GARAGE
EXISTING DECK
NEW WINDOW IN EXISTING OPENING
DEMO WALLS WITH RED
HATCHING
LIVING
BEDROOM2BEDROOM1
MASTER BDRM
CLOSET CLOSET
CLOSET
CLOSET
M. BATH BATH
CFIRE-PLACEDEMO EXISTING FLOWER POT
ON MAIN FLOOR (BRICK FACE)
ADDITION TO FRONT PORCH
REMOVE EXISTING SERVICE
DOOR & GARAGE DOOR FOR A
NEW 18' WIDE GARAGE DOOR
DECK
SSS
SSSS
S
SSHB
3540DC 3540DC 9740TC 6068
26682668
2268
2066 2668 3068 3168
306830682243DH 3068
2818AW2840SC2826AW 266820682068UP
292 SQ FT
1484 SQ FT
413 SQ FT
93 SQ FT
50 SQ FT
35 SQ FT
327 SQ FT
34 SQ FT
67 SQ FT 6 SQ FT13 SQ FT19 SQ FT
199 SQ FT
59 SQ FT
LIVING AREA
WORK-OUT
SAUNA
HALL
LIVING
STAIRSFIRE-PLACECLOSETHALL
BATHOFFICE
CLOSET
UTILITY
BEDROOM3
EGRESS WINDOW
& WELL
REPLACE EXISTING
36" DOOR W/ 72"
SLIDER
REPLACE EXISTING
WINDOW W/ NEW IN
EXISTING OPENING
DEMO EXISTING FLOWER POT
ON MAIN FLOOR
FOUNDATION FOR ADDITION TO
FRONT PORCH
NEW FRONT DECK
EXISTING
FOUNDATION WALLS
FOR WELL ROOM
SLIDER SLIDER
DRIVE-WAY ADDITION380 SQFTDECKADDITIONENTRYREMOVING PAVER BRICKSEXISTINGWELL RMSHEET
#
FILE:
SCALE:
APPROVED:
DRAWN BY:
DATE:
JOB #:
DATE DRAWING BY
AS NOTED1613 93rd LANE BLAINE, MN 554496
-----2460 Kyle Ave. N.Golden Valley, MN 554228455SHULL RESIDENCE9/30/2020
5/19/2020 EXISTING MDJ
MDJ
PROPOSED MAIN FLOOR - DEMO PLAN
SCALE: 1/8" = 1'-0"
6/4/2020 CONCEPT
PLANS MDJ
6/15/2020 MDJLAYOUT
6/11/2020 ELEC &TERRAIN MDJ
PROPOSED BASEMENT - DEMO PLAN
SCALE: 1/8" = 1'-0"PROPOSED DEMO PLAN8/20/2020 REVISED
PLAN MDJ
9/30/2020
REVISED
PLAN W/SURVEY
MDJ
DN
3
3
R4 R4
R4R4
R4
R4
3
3
3
T
3
WP
R
R
LIVING AREA
KITCHEN
DINING
CLOSETOPEN BELOW
GARAGE
PORCH
LIVING
FIRE-PLACEBEDROOMBEDROOM
CLOSETCLOSET
CLOSET
MASTER BDRM
HALL
CLOSET
M. BATH
BATH
C
ENTRY
CONNECTI
ON
T
OL
I
GHT
POLESSS
UP
R
33
3
3
WORK-OUTFAMILY
SAUNA
HALL
FAMILY
STAIRSFIRE-PLACECLOSETHALL
BATHBEDROOM
CLOSET
UTILITY
SHEET
#
FILE:
SCALE:
APPROVED:
DRAWN BY:
DATE:
JOB #:
DATE DRAWING BY
AS NOTED1613 93rd LANE BLAINE, MN 554497
-----2460 Kyle Ave. N.Golden Valley, MN 554228455SHULL RESIDENCE9/30/2020
5/19/2020 EXISTING MDJ
MDJ ELECTRICAL PLANELEC. PLANS EXISTING & PROPOSEDEXISTING MAIN & BASEMENT ELECTRICAL PLANS
SCALE: 1/8" = 1'-0"EXISTING ELECTRICALELECTRICAL PLANS PROPOSED6/4/2020 CONCEPT
PLANS MDJ
6/15/2020 MDJLAYOUT
6/11/2020 ELEC &TERRAIN MDJ
8/20/2020 REVISED
PLAN MDJ
9/30/2020
REVISED
PLAN W/SURVEY
MDJ
DN
UP
3
R4 R4
R4R4
R4
R4
3
WP
R
R
T
3
3
4
RR
R
R R
R
R R
RR
R
RR
R
4
LIVING AREA
KITCHEN
DINING
CLOSETOPEN BELOW
GARAGE
LIVING
BEDROOM2BEDROOM1
MASTER BDRM
CLOSET CLOSET
CLOSET
CLOSET
M. BATH BATH
CFIRE-PLACECONNECTI
ON TO LIGHTPOLE IN FRONT YARDDECK
SSSSSSSS UP
R
44
3
3
R
R R
R
RRR
4
WORK-OUT
SAUNA
HALL
LIVING
STAIRSFIRE-PLACECLOSETHALL
BATHOFFICE
CLOSET
UTILITY
BEDROOM3
DN
R
EXISTING ELECTRICAL
IN BLUE
EXISTING CONNECTION
ARE SOLID
NEW ELECTRICAL IN RED
NEW CONNECTION LINES
ARE DASHED
ELECTRICAL KEYELECTRICAL KEY
JAMB: 5-1/4"
BUILT IN SILL
NEW WINDOW IN EXISTING OPENING
DEMO WALLS WITH RED
HATCHING
DEMO EXISTING FLOWER POT
ON MAIN FLOOR (BRICK FACE)
ADDITION TO FRONT PORCH
REMOVE EXISTING SERVICE
DOOR & GARAGE DOOR FOR A
NEW 18' WIDE GARAGE DOOR
SHEET
#
FILE:
SCALE:
APPROVED:
DRAWN BY:
DATE:
JOB #:
DATE DRAWING BY
AS NOTED1613 93rd LANE BLAINE, MN 554498
-----2460 Kyle Ave. N.Golden Valley, MN 554228455SHULL RESIDENCE9/30/2020
5/19/2020 EXISTING MDJ
MDJ
PROPOSED MAIN & BASEMENT ELECTRICAL PLANS
SCALE: 1/8" = 1'-0"PROPOSED ELECTRICAL6/4/2020 CONCEPT
PLANS MDJ
6/15/2020 MDJLAYOUT
6/11/2020 ELEC &TERRAIN MDJ
8/20/2020 REVISED
PLAN MDJ
9/30/2020
REVISED
PLAN W/SURVEY
MDJ
SHAKES ON ACCENT GABLES
4" CASING ON WINDOWS &
DOORS ON FRONT
PAINTED BRICK
7" LAP SIDING
ACCENT TRIM IN GABLE
6" OUTSIDE CORNERS & 2"
INSIDE CORNERS AROUND
HOUSE
NEW FASCIA & SOFFIT
SHEET
#
FILE:
SCALE:
APPROVED:
DRAWN BY:
DATE:
JOB #:
DATE DRAWING BY
AS NOTED1613 93rd LANE BLAINE, MN 554499
-----2460 Kyle Ave. N.Golden Valley, MN 554228455SHULL RESIDENCE9/30/2020
5/19/2020 EXISTING MDJ
MDJPROPOSED EXTERIOR ELEVATIONSPROPOSED FRONT EXTERIOR ELEVATION
SCALE: 1/8" = 1'-0"
PROPOSED LEFT EXTERIOR ELEVATION
SCALE: 1/8" = 1'-0"
PROPOSED RIGHT EXTERIOR ELEVATION
SCALE: 1/8" = 1'-0"
PROPOSED BACK EXTERIOR ELEVATION
SCALE: 1/8" = 1'-0"
6/4/2020 CONCEPT
PLANS MDJ
6/15/2020 MDJLAYOUT
6/11/2020 ELEC &TERRAIN MDJ
8/20/2020 REVISED
PLAN MDJ
9/30/2020
REVISED
PLAN W/SURVEY
MDJ
3'12'-5 1/4"3'8'-1 1/8"ASPHALT ROOF THAT WOULD
BEST MATCH EXISTING
FASCIA TO LINE-UP WITH
EXISTING FASCIA. VENTED
SOFFIT MATERIAL.
LAP SIDING
VAPOR BARRIER
7/16" OSB SHEATHING
2X6 WALL FOR ADDITION TO
ENTRY
BATT INSULATED WALLS - (R-21)
FINISHED DRYWALL ON INTERIOR
FLOOR IN ADDITION
2X10 FLOOR JOIST TO CARRY INTO
THE ADDITION @ 16" O.C.
INSULATION AT RIM AROUND
ADDITION TO R-21
2X6 TREAT SILL
5-COURSE OF 12" CMU
8" X 16" FOOTING
EXISTING WELL ROOM
& FOUNDATION
WALLS
GIRDER TRUSS TO
SUPPORT EXISTING ROOF
FLOOR IN ADDITION
2X10 FLOOR JOIST TO
CARRY INTO THE ADDITION
@ 16" O.C.
2X6 TREAT SILL
5-COURSE OF 12" CMU
8" X 16" FOOTING
GIRDER TRUSS TO
SUPPORT EXISTING ROOF
FLOOR IN ADDITION
2X10 FLOOR JOIST TO
CARRY INTO THE ADDITION
@ 16" O.C.
EXISTING FOUNDATION
WALL FOR WELL ROOM
SHEET
#
FILE:
SCALE:
APPROVED:
DRAWN BY:
DATE:
JOB #:
DATE DRAWING BY
AS NOTED1613 93rd LANE BLAINE, MN 5544910
-----2460 Kyle Ave. N.Golden Valley, MN 554228455SHULL RESIDENCE9/30/2020
5/19/2020 EXISTING MDJ
MDJPROPOSED ADDITION CROSS-SECTIONSPROPOSED CROSS- SECTIONS
SCALE: 1/4" = 1'-0"
PROPOSED CROSS- SECTIONS
SCALE: 1/4" = 1'-0"
PROPOSED CROSS- SECTIONS
SCALE: 1/4" = 1'-0"
6/4/2020 CONCEPT
PLANS MDJ
6/15/2020 MDJLAYOUT
6/11/2020 ELEC &TERRAIN MDJ
8/20/2020 REVISED
PLAN MDJ
9/30/2020
REVISED
PLAN W/SURVEY
MDJ
SHEET
#
FILE:
SCALE:
APPROVED:
DRAWN BY:
DATE:
JOB #:
DATE DRAWING BY
AS NOTED1613 93rd LANE BLAINE, MN 5544911
-----2460 Kyle Ave. N.Golden Valley, MN 554228455SHULL RESIDENCE9/30/2020
5/19/2020 EXISTING MDJ
MDJ
6/4/2020 CONCEPT
PLANS MDJ
6/15/2020 MDJLAYOUT
6/11/2020 ELEC &TERRAIN MDJPROPOSED CABINET ELEVATIONSENTRY - CABINET ELEVATIONSSCALE: 3/8" = 1'-0"KITCHEN - CABINET ELEVATIONSSCALE: 3/8" = 1'-0"8/20/2020 REVISED
PLAN MDJ
9/30/2020
REVISED
PLAN W/SURVEY
MDJ
SHEET
#
FILE:
SCALE:
APPROVED:
DRAWN BY:
DATE:
JOB #:
DATE DRAWING BY
AS NOTED1613 93rd LANE BLAINE, MN 5544912
-----2460 Kyle Ave. N.Golden Valley, MN 554228455SHULL RESIDENCE9/30/2020
5/19/2020 EXISTING MDJ
MDJ
6/4/2020 CONCEPT
PLANS MDJ
6/15/2020 MDJLAYOUT
6/11/2020 ELEC &TERRAIN MDJPROPOSED CABINET ELEVATIONSFULL BATH - ELEVATIONSSCALE: 3/8" = 1'-0"M.BATH - ELEVATIONSSCALE: 3/8" = 1'-0"8/20/2020 REVISED
PLAN MDJ
9/30/2020
REVISED
PLAN W/SURVEY
MDJ
SHEET
#
FILE:
SCALE:
APPROVED:
DRAWN BY:
DATE:
JOB #:
DATE DRAWING BY
AS NOTED1613 93rd LANE BLAINE, MN 5544913
-----2460 Kyle Ave. N.Golden Valley, MN 554228455SHULL RESIDENCE9/30/2020
5/19/2020 EXISTING MDJ
MDJPROPOSED RENDERINGPROPOSED RENDERING
SCALE: UNKNOWN
6/4/2020 CONCEPT
PLANS MDJ
6/15/2020 MDJLAYOUT
6/11/2020 ELEC &TERRAIN MDJ
8/20/2020 REVISED
PLAN MDJ
9/30/2020
REVISED
PLAN W/SURVEY
MDJ