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05-28-19 BZA Agenda 7800 Golden Valley Road�Golden Valley,MN 55427 t t! i �;,� 763-593-3992�TTY 763-593-3968�763-593-8109(fax)�www.goldenvalleymn.gov ��o l d en • � _ �T� � � �'�T Board of Zoning Appeals May 28,2019—7 pm Council Chambers R EG U LAR M E ETI N G AG E N DA Golden Valley City Hall 7800 Golden Vailey Road 1. Call To Order 2. Approval of Agenda 3. Approval of Minutes April 23, 2019, Regular Meeting 4. 832 Utah Avenue South Jerry Bonner, Applicant Request: Waiver from Section 113-88, Single Family Zoning District, Subd. (f)(1)(c)(1) Side Yard Setback Requirements • 9.8 ft. off of the required 15 ft. to a distance of 5.2 ft. at its closest point to the side yard (north) property line. Purpose:To allow for the construction of a garage addition on the north side of the home. 5. 45 Rhode Island Avenue South Kevin Larson, Applicant Request: Waiver from Section 113-88, Single Family Zoning District, Subd. (f)(1)(c)(1) Side Yard Setback Requirements • 6.76 ft. off of the required 15 ft. to a distance of 8.24 ft. at its closest point to the side yard (north) property line. Purpose:To allow for the construction of a garage addition on the north side of the home. Request: Waiver from Section 113-88, Single Family Zoning District, Subd. (g)(3) Accessory Structure Area Limitations • 125 sq. ft. more than the allowed 1,000 sq. ft. total of accessory structure space. Purpose: To allow for the construction of a garage addition on the north side of the home. 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 of Golden Valley BZA Regular Meeting 2 May 28, 2019—7 pm 6. Annual Board Training 7. Election of Officers 8. Adjournment 7800 Golden Valley Road�Golden Valley,MN 55427 �,t tJ �J 763-593-3992�TTY 763-593-3968�763-593-8109(fax)�www.goldenvalleymn.gov ',��lden �� . val 1 e Board of Zon�ng Appeals � Apr 23,2019—7 pm Council Chambers Golden Valley City Hall REGULAR MEETING MINUTES 7800GoIdenValleyRoad Call to Order The meeting was called to order at 7 pm by Chair Nelson. Roll Call Board Members present: Nancy Nelson, Richard Orenstein, David Perich, Andy Snope and Planning Commissioner Adam Brookins Board Members absent: None Staff present: Planning Manager Jason Zimmerman, Senior Planner/Grant Writer Emily Goellner and Administrative Assistant Lisa Wittman Approval of Agenda Goellner added discussion of the Council Chambers remodel to the agenda. Approval of Minutes MOTION made by Perich, seconded by Orenstein to approve the minutes of March 26, 2019, as submitted and the motion carried. Member Nelson abstained. Agenda Items �;. �-�t 4240 Bassett Creek Drive Paul and Dawn Speltz, Applicants �p� Request: Waiver from Section 113-88, Single Family Zoning District, Subd. (f)(1)(a) Front Yard Setback Requirements • 14.52 ft. off of the required 35 ft. to a distance of 20.48 ft. at its closest point to the front yard (west) property line to allow for the construction of a new garage and mudroom addition. Goellner referred to a site plan and explained the applicant's proposal to construct a new garage, mudroom and storage addition on the west side of the existing home. She stated that an existing gazebo on the property and the existing driveway on Bassett Creek Drive would be removed and that there would be a new driveway access on Kyle Avenue. Snope referred to the survey and asked for clarification about the floodplain lines shown on the survey. Goellner explained that there is a line where flood insurance is required. She explained that this proposal was tabled at last month's meeting in order to include floodplain data and to This tlocument 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 of Golden Valley BZA Regular Meeting 2 Apr 23, 2019—7 pm confirm the shoreland setback. Zimmerman added that the Bassett Creek Watershed Commission also uses the different lines in their floodplain data. Goellner explained that the applicants have stated that their unique circumstances include that the existing garage supported by a spancrete floor is in need of repair;the room below the garage is used as a playroom, the existing 20-foot wide garage is not wide enough; there are floodplain issues, shoreland setbacks, and retaining walls on the east side of the home; and the two front yards limit the buildable area on the west and south sides of the property. Goellner stated that the staff analysis of this variance request is that the proposed garage, mudroom and storage area are reasonable uses of the property and the buildable area is limited by the fact that this is a corner lot that has shoreland and floodplain setback requirements. However, the location of the new garage, mudroom, and storage in the front setback area would alter the essential character of the neighborhood, and there are other options that would reduce or eliminate the need for a variance. She added that relocation of the existing non-conforming gazebo is encouraged. Goellner referred to a sketch of the property which showed a different configuration of the proposed addition with a driveway on Bassett Creek Drive. She explained that this option isn't preferred because the proposed location of the driveway is not a safe distance away from the intersection. Goellner stated that there have been concerns from nearby property owners which include: tree preservation, stormwater drainage, intersection visibility and congestion, property values, and inconsistency with other front yard setbacks. Nelson asked if the setback requirement on the west side of the property would be 15 feet if this wasn't a corner lot. Goellner said yes. Orenstein asked about the size of the existing garage. Goellner said the existing garage is approximately 20 ft. wide and 24 ft. deep Snope asked if the current house is non-conforming. Goellner said no, it is grandfathered in. Nelson asked if the applicants built on the east side of their home if they would need flood insurance. Goellner said regulations wouldn't allow anything to be built in the floodplain area. Perich asked what would happen with the current garage space if a new garage was built. Goellner said it would become living space. Snope asked if a variance would be needed to tear down and replace the existing garage in the same place. Goellner said the existing garage could be torn down and rebuilt, but it could not be expanded without a variance from the rear yard (east) setback requirement. City of Golden Valley BZA Regular Meeting 3 Apr 23, 2019—7 pm Snope asked about the setback from the shoreland. Goellner said the shoreland setback requirement is 50 feet. Dawn Speltz, Applicant, said they have been struggling with the plans since September. She said they have had many contractors reject working on the garage because of the spancrete. She stated that the problem with fixing the existing garage is that they would still only have a 20-foot wide garage. She said she doesn't want to change the character of the house and she wants the roof lines to flow and tie into the existing structure. Nelson asked when they purchased this home. Ms. Speltz said they purchased the home in 2012. Nelson asked if the garage has always been a problem. Paul Speltz, Applicant, said they didn't know the garage was a problem until leaking started in the space below. Orenstein asked how the costs of converting the existing garage into living space and building the proposed new garage compare to just replacing the existing garage. Mr. Speltz said it would be about $50,000 more, plus they would have to find someone willing to fix the spancrete. Ms. Speltz stated that it would cost approximately$70,000 to $75,000 to fix the garage and not be able to park in it and approximately$125,000 to build a new garage and convert the existing garage to living space. Orenstein asked if a garage could fit within the buildable area. Ms. Speltz explained that there is a slope, there are two trees that would not likely survive, and she doesn't want it to look like a house attached to a garage. Nelson asked if there is enough room to the east to build a larger garage. Goellner said there would be enough space to build a larger garage to the east right up to the setback line and the floodplain and shoreland setback lines, however there are currently retaining walls in that area. Nelson asked the applicants how it would impact their decision if they didn't add the proposed mudroom part of the addition. Ms. Speltz said they have two kids in hockey so they'd like a mudroom area. She added that without the mudroom as proposed they would have to change the interior space of the home to get some sort of transition space. Orenstein asked if changing the proposed storage area space would help. Speltz said it would help a little but they need the proposed storage area for their Jet Ski, lawn tractor, and garbage. Snope questioned why spancrete couldn't span the identical span. Mr. Speltz said it could if they remove the entire garage with a forklift or a crane. Ms. Speltz added that the electrical panel is on the east corner of the garage as well. City of Golden Valfey BZA Regular Meeting 4 Apr 23, 2019— 7 pm Brookins asked the applicants if they've had their architect look at building in the buildable area. Ms. Speltz said they haven't invested in plans yet and they are concerned about the slope. She added that this is the first time she has seen a diagram of the buildable area. Orenstein noted that all of the other homes along Kyle Avenue appear to meet the 35-foot front setback requirement so he is concerned about the character of the neighborhood if this house with the proposed addition would be 20 feet from the front property line. Ms. Speltz said she is concerned about the character of the house and noted that just a small portion of the proposed new addition would be within the setback area. She added that the area they are proposing for the addition is.a side yard in their minds. Snope referred to the sketch shown earlier with a garage addition and access on Bassett Creek Drive. He asked if the City just doesn't like the proposed driveway location or if it isn't allowed. Zimmerman said the City would not issue a permit for a driveway in that location because it is too close to the intersection. � Nelson opened the public hearing. Jeff Carson, 1601 Kelly Drive, said he works with Ms. Speltz and for the past 40 years he has worked with cities. He said he thinks several cities allow homeowners to select their front yard. He said the unique thing in this case is that if the west side of the property was a side yard they wouldn't need a variance. He said he fails to see how the essential character of the neighborhood would be damaged and he thinks it would be fair to allow them to do what they want. Tom Theiringer, 2340 Kyle Avenue North, said he submitted a list of his concerns. He said he has had to make repairs to his home too,they were expensive but they had to make them. He said other homeowners in the area have also had problems and they have all made repairs without significantly changing the footprint of their homes or the aesthetics of the neighborhood. He said he is concerned that a second story could be added to the garage addition in the future and stated that decisions like this have an impact on him and future residents. Julie Theiringer, 2340 Kyle Avenue North, said when they moved into their house they found out they had a leaking garage and that a contractor installed a rubber membrane with a thin layer of cement over it. She said she knows the previous owners of the applicant's house had issues and that many of the neighbors have had huge problems with storage areas under garages. It's not just the applicants who have had problems, they all have and they've all had to correct them. Seeing and hearing no one else wishing to comment, Nelson closed the public hearing. Orenstein said that the Board has been sympathetic with corner lots in the past but in this case they haven't seen any alternatives and to grant a variance without seeing any alternatives is a concern. City of Galden Vailey BZA Regular Meeting 5 Apr 23, 2019—7 pm Nelson said she feels the same way but the applicants have addressed the issues with a number of other options. She said having two front yards is always tough and she is sympathetic to allowing a two-stall garage. Snope said he agrees, and he doesn't like the two front yard language in the Zoning Code but he also doesn't know if all of the options have been exercised in this case. He said the existing garage could be torn down and rebuilt with a smaller variance request. Perich said the Board hasn't seen an option in the buildable area and all of the other houses in the area are 35 feet away from the front property line. Ms. Speltz referred to the suggestion of tearing down the existing garage and rebuilding it and said she doesn't want to continue to have the same problems with an elevated garage. She said they could give up the space underneath the garage and fill it in, but then they would lose the area where their kids go. She reiterated that the property also has a significant slope. Mr. Speltz added that moving the proposed garage to a conforming location would give ugly sight lines and would make it worse for the neighborhood. Ms. Speltz said it is not financially feasible to take down the existing garage and rebuild a new one. Brookins said he struggles with allowing the garage to be 20 feet from the front property line because he sees that really changing the character of the neighborhood and more importantly, there are ways to make it work that will still look good. He said the applicants haven't considered all of the options to reduce the impact to the neighborhood and that he may be more supportive of a smaller variance request. MOTION made by Brookins, seconded by Snope and the motion carried 4 to 1 to deny the applicant's requested variance. Nelson voted no. Other Business Goellner stated that the City Council approved a budget to improve the Council Chambers including the audio/visual and the room layout. The ceiling, windows, and HVAC won't change. She told the Board Members to let her know if they have any ideas for the remodel and discussed having paperless agenda packets. Orenstein asked staff if applicants are urged to come up with written alternative plans when they submit their variance applications. Goellner said there is not a requirement in state statute or in City Code that requires an applicant to show all their other options and that it is ultimately the applicant's choice what variance request they bring to the Board. Orenstein said it would show that they've considered other options. Goellner said it would be appropriate to deny a request if the Board is not comfortable with what they've been shown. City of Golden Valley BZA Regular Meeting 6 Apr 23, 2019—7 pm Adjournment The meeting was adjourned at 8:21 pm. Nancy Nelson, Chair Lisa Wittman, Administrative Assistant � �� .`�� . � , E� � 3 r' � �" %% �� i r 3 %% r�,� yj h� #�„� � � j � 3 �� '- �`� � � �r �1� p i � � � ';� �i 1��"�` � ��` �.�� ' �,� �, ,. .,, <,�„e. �,. �'��/�'�, ��y� �� ; � ��." � � �� " ��. .. � I�hy�i+��.� Develr�prn��x�:t �1ep�rtme��t ��-��-��a�s�-s��-s�t��x} Date: May 28, 2019 To: Golden Valley Board of Zoning Appeals From: Emily Goellner, Senior Planner/Grant Writer Subject: 832 Utah Avenue South Jerry Bonner, Property Owner Introduction Jerry Bonner, owner of the property at 832 Utah Avenue South, is seeking a variance from the City Code to construct a garage addition. The applicant is seeking the following variance from City Code: _ _ __ _ . _ _ _ _ _ _ __ __. ' Variance Request City Code Requirement _..��.� ..__._._ _..._.__ � _...__..__. _____ �_.____._.�__.�__.__..___.._ ___m__�_ The applicant is requesting a variance of § 113-88, Single Family Residential (R-1) Zoning ' 9.8 feet off the required 15 feet to a ; District, Subd. (f)(1)(c)(1), Side Yard Setback distance of 5.2 feet at its closest point to � Requirement: the minimum side yard (north) i the side yard (north) property line. ` setback requirement is 15 feet. __ _ _ : Background • The lot is approximately 12,914 square feet and zoned for Single-Family Residential use. • The lot is over 100 feet wide, which requires a minimum side yard setback of 15 feet. • The existing 1-car garage is approximately 11.3 feet wide and 20.7 feet long, totaling approximately 234 square feet. It is attached to the home with a breezeway. • The standard size of a 2-car garage is 24 feet wide and 24 feet long, totaling 576 square feet. • The existing garage is 14.4 feet from the north property line. Homes built before 1982 may have a side yard setback of 3 feet, but any new additions must meet the current zoning regulations, which requires a 15-foot side yard setback. • The applicant is proposing to expand the garage to allow for a second garage stall. The proposed addition is 9.2 feet wide and 27.9 feet long. The resulting 2-car garage would be 20.5 feet wide and 27.9 feet long, totaling approximately 572 square feet in size. • The resulting addition would be 5.2 feet from the north property line. • The home to the north at 814 Utah Avenue South is located 14.7 feet from the property line. This home would be 19.9 feet from the proposed garage addition at 832 Utah Avenue South. • The applicant is also planning to include a concrete pad on the north side of the addition for storing waste bins. Paved areas must be 3 feet from the side property line, so the concrete pad will be reduced to meet this requirement. • The applicant noted that the property is unique in that the house was built in 1950 with a 1- car garage and due to the placement of the home on the lot, a 2-car garage cannot be built on the property without a variance. • It is also noted in the application that the applicant is planning this as part of a larger exterior project to replace the roof, siding, windows, and entryway. • The applicant has provided a rendering to demonstrate how they plan to keep the proposed exterior updates similar to the character of the neighborhood. Analysis In reviewing this application, staff has maintained the points of examination to the considerations outlined in Minnesota State Statute 462.357, requiring that a property exhibit "practical difficulties" in order for a variance to be granted. In order to constitute practical difficulties: 1. The property owner must propose to use the property in a reasonable manner. A second garage stall is a reasonable use of the property. 2. The landowners' problem must be due to circumstances unique to the property that is not caused by the landowner. The buildable area to the north of the home for a garage expansion is limited due to the placement of the home on the lot. 3. And the variance, if granted, must not alter the essential character of the locality The proposed garage expansion would not significantly alter the essential character of the locality since a 5.2 foot setback is somewhat common in this neighborhood. Many houses in the neighborhood have two-car garages. Some other property owners have received a variance for practical difficulties caused by constricted lot shapes and sizes in the past. However, the length of the garage addition could be reduced from 27.9 feet to 24 feet to reduce the impact on the essential character of the locality. Additionally, staff assesses whether other options are available to meet the applicant's needs without requiring a variance. Given the placement of the existing home on the lot, it is not possible to expand the 1-car garage to a 2-car garage without a variance. Staff finds this to be the most logical location on the lot for a garage addition. The resulting 2-car garage would be 21.7 feet wide and 605 square feet in size, which is a modestly sized addition that is a similar size, scale, and design as the existing structure. The only other option would be to build a detached one-car garage in the rear yard of the property. Staff finds it more practical to expand the existing garage rather than building a separate, detached garage in the rear yard. Lastly, staff assesses whether the proposal requests the smallest variance necessary to meet the applicant's needs. The depth of the garage could be reduced from 27.9 feet to 24 feet, since that is the length of a standard size garage. Recommendation Staff recommends approval of the request for a variance of 9.8 feet off the required 15 feet to a distance of 5.2 feet from the side yard (north) property line. However, staff recommends adding a condition that the length of the garage addition be limited to 24 feet. 675 675 614 700 620 C=1 r 705 - .�)n�y, �,,, 643 700 723 75 Subject Property: 730 733 B,o� 832 Utah Ave 5 " » 805 800 807 82 � 801 800 �:�;;;�;. �� B55 814 . � _ � . > 825 824 Q 8� 840 8J 2 m Y �� C 901 900 � 3 9„ 914 ��,. `- - 1023 1005 1030 1015 8107 - .�`:"'�� J; � � ,� 1030 r � � � � � r, f 1701 c C � 6085 Sti it0o 1f08 1114 � �'lar�t�i�sg � 7�3O{�C;r�l{��rw l,'<�I[ey}t�at�9,t�c�lc��n Val(Ey,�r4N`�5�+27-�`i8£� c�it��'c7�� 7�3�5��3-8��5 ] TTY:7b�-��'-3968 � vvv�t��.c�Ulc9�nvail�y rr�.�av � pj �r�e�C�goldenvaEl�yrr�raec�a�v ��t�� , �� _ ��.>��i � ��' �� • i • � ' . . Street address o{property in this application: 832 Utah Ave S . • f • • • Name(indiviclual,or corporate entitiy): Jerry Bonner Address: 832 Utah Ave S. Golden Valley, MN 55426 Phone number: Email address: � Autl�orizec��2�p�r�s��^��Eiv�;{i,ofh�€��has��{a€�f:an;.):� ---- _____ ��__�_� _________ NatrF�; __.W_� � Address: Phone number: Email address: Praperty Owner(if c�Eher tf��n applic��); Natre: Address: Phone number: Email address: I • � . • Provicle a c�etaiied description of the variance(�}being requested: I am requesting a varience of�t�e 5 feet on the north side of my property in order to add a second stall to the existing garage. Provide a detailed description of need for a variance fram 'the Zoning Code,including description of building(s),description of proposed adclition(s},and clescription of proposed alteration(s}to properfy: The current attached single stall garage is currently 14.4 feet from the property line, in order to update our home, including adding a second stall to the garage, we need to extend the garage 9'-1 5/8", leaving 5.2 feet of space between our attached garage and the surveyed property line. The additional stall will include no north-facing windows, for increased privacy of both properties. The addition to the garage is part of a larger exterior project that includes: new roof, new siding, new windows, and a new entry way (stoop, new door, and sidelights), which will elevate the aestetics of our home, which is highly visible on route to the new community center and golf course. P(anning � 7�f0 C�«I�iee�!�'alley k��ail,C;cr(�ier�Lr�lley,MN 55427-�+58$ cil'l�r�� ?�:3�-593��8095 � TTY:i"3_5��-39�i�? j �vw�r�r.gr�lc�en�afl�ymn,r��=� [ p!�€�€��is�scs(wy�lcienvall�yrnre�e�J �~��'�� , � ��II�� y� � f- • • • • y . . . - . , . '`�Im�e9S� t��Sta_fe�tatu�.5.zE�2.3�7 reqka�c�s tha��}�r�p�,_�y e;ch�o�r`°a�r�ctica�c�i�E�-;��t��s"��;n errie� E�r�a v�r[an�e tp�l��cunsit�ererl�Prac'cical � � ClE{�:!Cf.�7".IF'S: . .. � �. . � � . . . .� = r��ft i,;a use the�t is�easonablF E • t re bases��n a s,;c��a(-um 'th�t is�f=�ic{€�e ia t� �pr��:�:+�r'ty i _ �re nof caus�c�z�}� the 9aria'aLvnes ' ' • d��ic�t al"xer;.I�e essent��f c+�� ,:ter c,E th� l�c�lit�, ' i '�c cfemonst,�tc;�o�s�yfl�sr�-e��aest wifl corr3ply w tf� I��nn�s�ta 5�ate�tatute qb2.35T,?�lease res�c�r�d r�tl�e faElawin�c�ctc�tions. _m��.____ _a��—. �. .__�_. Explain the need for ynur vas iance reque,t ar7;� I-�ow it wiil result in a reasonable use of the property. The current garage only allows for a single car and a smail storage area, which was common when the house was built. However, in this day and age single car households are not as common and updating our current garage will not only add needed usable space for us, the current owners, but it will increase the value for future owners who may be looking for this feature; it also does not negatively impact the aesthetic of the neighborhood and reduces the number of vehicles out in the open. What is uniyue about your property and haw do you feei th�t it necessitates a variance? The original placement and design of the house in 1950 does not allow for a double-car garage without a variance. Explain how the need for a variance is based on circumstances that are not a result oF a (andowner acticn. When the home was built in 1950 it was placed in the center of the property, when the current garage was included (by previous owners) the structure grew to the north. The current footprint was not designed by the current owner, and the request for a variance still leaves an egress path between properties. Explain how,if grant�d,the propose�variance wifl not alter the essentia) character of your neighborhaod and Golden Valley as a whole. The homes in Brookview have retained the charm envisioned when the neighborhood was built in the 1950s, and our project, including the variance, will not only allow the property to be maintained, but update the character without losing the charm. We have worked carefully with a designer to ensure the exterior updates are tasteful while creating a more current feel. �0aear�[ng [ 7�C�t"�,C�cic(�r7 Valley l�Eaad,C�c>[c(t.rt L�all�y,NiN.55427-�58� [�ii��'t�{ ;"��593-8C795 � TTY:7G3�593 3��8 � vvv�rw qr�lt��r��lieyrnr�.,�o=✓ ; pla��n r�q�'�wr�olc{�nUali�yr-r�!�.t7ou ��'� �- �-�ll��. M i • • ' . . • - • ?he City requests that you consider all available project optiar,s f�ermittec# k�y the Zoning Code before r•equesting a variance.The Baard of Zo�ing Appeals will discuss alternative aptions to seeking variance with you at the p�rblic hearing.Please describe alternate ways to do your project that do not require variances from the Zaning Code. There are no other economical alternatives that would not negatively affect the character of our neighborhood, that we are aware of. e r . Current survey of uo��pr�c��;�r��i�.y,=r3c~'�c�in�p:c��e�c��cl ��1<��°�it.�r7�r�;nei�p�a}z.�::,ea k.iai(t��Fr��,:�r7s. s�E�tRc#.u�e �,<-fE;,��:��, �� co�.7y�f�Cx�xl��ri� `�Ja61e 5 t�rte re�LE�tc�rr»nt.0 ss �v_�i;ablc u.�c�n €tac ;.�.,t, � 1�c,��c�n tor7s;..� E- l r�c�>r 3 �I:>i�wia:c;t,t �c:ur�._.�u aE<.71�rt st�r�.. Y' ' Y `1 _ �" ' f � ,�_,, r` �n , . � F � , : �'�{ [ � y �.yt , C�'`� C�r3t-currettt co�ar pha�ogra�h:>¢,.I,E�z�rer3 :�ffPc'z:�.� �Sy E;;:��rop:,c��a v�r it9ric:e;{,tttac?; ��r nt�ci'}�hc*r��rr�z�=:tt�tl��s��,r;�licatian or i ert-a;l�r9i�ital irs�a,��t<j t�I� .r,i .�;(<at�;c��de3�ti�aEl�yrr;Y�,�c��;�,�r.S�riE acldif;c�n�al ��I�v�:c��;: <;, 3s a.,rEeer�€��) �� e�:$2c��J�ieatic�r7 f��P f�r�::�t�;lr-�=a€r�ily Rc:sir��€ili�l,�;��s a��l€caEivn b�:e fc.�r�I�r:�*i-��r Zc�rj€r<g �istrir::s � Leg�l d�scra�a�4onc Exact I�ga$cl�sr_riwLi�n af Ehe larxc! involvecl iE-� tf-��s��-��-i#ic�tion(�ttarh a s��rate s�aeet if n�cessaryi: I i To the best af my knov�ledge the statements faund in this applicatian are true and correct. i also understand thaE urless construetion of � the action applicable to th�s variance request,if grant�d, is not taken within one y�ar,the variance expires. I have considered all options affarded to me through the City's Zoning Cade 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 Zonin�Appeals,ta enter my proper#y before the public hearing to inspect the area affected by this request. Ple�se indude printed name,signature,and date{or ap- plicant,authorized representative(if other tl-�ar.applicant),or property ower(if other than applicant}. Name of Applicant(please print)e �erry BOnner Signature of Applicant: �/1� pate: 4/28/19 Authcriz�t#Representati�e(if a#hew than app[icar�t} — Name(please print)c Signa#ure: Date: Praper#y Owne�(�f a��aer#ha�r appl�ca��} _�_..__.____-- --- _ � Name(please print): S�gnature: Date: Please note:The City of Golden Ualley wil(send nofice of your variance request to all adjoining property owners ns well as owners of properties direcfly across streets or at'leys. Your neighbors have the right to address fhe Boarc(of Zoning Appeals at your pub(ic hearing, � 1��u ctre advisecl to persona[Ey contact your neighbors and explain yourproject fo them before the public hearing. � ��#�i��ccu€1i�nt as a�,�3�!3t�}� �i�alte�n�ta�orm3ts upo�;a 72-tt�t€r eq�� t.��#�� e.c�,f�� -gn�6,llv�75 5�`�-34b8}tt� r--� �' � m��,�4 rc:�trL>st. Ex��m,yle5�#alte�nat�`.�.;�<�ats r€t�<yt�rcii�d��€�� a i�t,��t�f ie,�?,�,�Ilw,a�tci c,.a�sc t.,ct,, c ;� . � ¢ �� , .�c� ##°f�.t?: �.g+�Fa �;� `` a c ��,a"�.T � �w� �,�"s�*�'i"*�s�db`'�s �g�;fd�rY � ." r � � r , � ) '_ : �^'� L. 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G . ,� ��_ ��'�,�.;�',",, .;., t i:l�t� �Q a��",'�1'r��"�'i ' ,. � r � 'y� '��t��.�� ,�;'''�` ti 'r►•- �'� � � �� ;,�i�� } r rr� t `�y �l;��il��"�s�'� � � r� , � } �' ° a+� � � ! '�4 '� �'rz {.t '" � ��. '��s��a�� f�'��,'�?�� 4 �� .r� � , ,��;�,. � �'�»�', : � .§ i j'�I`� �� y� �.'A"� t�n`,_�� Y�4� ,: �t�'°F� � � : '�y'f"+ � y JV Q4 -,s� � !�� ';�. ��.. �� E� �� `��I��, .�1�u'+ t� 3:. 4 2'��k 1 "Y' �E`�. �. �� .r'�n: �, �a� �,i .,�a� .;: id�: ".� r �, ��^ •. �. � , '?` Ao- a• ��.� , �. � , i` �Su'; + �2 s��i; r. �'�L�^�4+ ��n ,:� : .� ,4 '� ,. °'� ,'� 1 �,,.�J�` . ,� &, � ..J� � " � �J.�.„� � w � i�� r �, ,,�:� ��;'� � �fr� ' .� , '':+�� . !,. � ,-, .� st � 4 � +�`�y�tl1 "�at r . �f,,� ��,��' j .:v .�;�y'� �; !"'5�,� � ' � X i.:� �.� ;�j �ri�¢•�6 s: � x��,� 1'��i From: CenturyLink Customer _-- Sent:Thursday, May 23, 2019 8:42 AM To: Planning<P(c��oldenvalleymn.�ov> Subject:garage at 832 Utah Ave.S. May 23, 2019 Dear Planning Department, We received notice of a hearing with the Golden Valley board of zoning appeals regarding building a 2 car garage at 320 Utah Ave. S. by Jerry Bonner. We live to the north of this property at 814 Utah Ave. S. and will be the owners most directly affected by the addition. I have a few concerns. I was able to talk to someone in the planning office on Wednesday and he suggested I send an email, too. Our biggest concern is whether the neighbor building a garage up to 5 feet from the property line will prohibit us or a future owner of our house to be able to build a 2 car garage addition on our property. (we currently have a one car garage) Currently our garage is about 15 feet from the property line. The person at the planning office said that as long as there is 10 feet total between structures that it would be permissible. He also said that by one neighbor being allowed to build a double garage, it is more likely that the city would allow others to do this. i would like an email response verifying that this is true. A second concern is about some mature bushes that are near the property line. There is a mock orange bush and a lilac bush on our property, but close to the property line. These were there before we moved in more than 30 years ago. I am concerned that they will be damaged during construction and may not survive with less access to the sun. Currently they provide a nice natural privacy barrier that I think both Jerry and we enjoy. I hope that you will be able to respond to our concerns. 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I _ _ _ �,�:-� �� o �°� �£8� � i a �� W � � �-' 77d,y� �N/N/N1321M «6�;LF80 S ' � o OOOM � �' 1\i1 jj � � �1i� � � � ♦i ��L i�j�� % � �♦ �� ,��J~��i '�.�i� � � // a . / � _d `•I \' ,i / / . / . � � i+/wFq��A ��•x �AC��•... S k(�/��4t,.y �/�� 6. ✓i y ��.�_ �� ` ��.�� .:-�' � ��b� � ��°a� u'��. ��. �'� � . . , �� . . � �: ��;�( ��N'.tA� i�. �e .,» �� Phy�sical �ev+��c�prnE��t T7►+�part�rne�t a��-��-�c��{��-��-s,vs t��> Date: May 28, 2019 To: Golden Valley Board of Zoning Appeals From: Emily Goellner, Senior Planner/Grant Writer Subject: 45 Rhode Island Avenue South Kevin Larson, Property Owner Introduction Kevin Larson, owner of the property at 45 Rhode Island Avenue South, is seeking two variances from the City Code to construct a garage addition. The applicant is seeking the following variances from City Code: _ __ _ Variance Request City Code Requirement ' ___.... ___� � � __ �_ _.__... . ._.�_��.� � �_.__ .. ....� . . .___._._____ � _.._____. �__...� The applicant is requesting a variance of § 113-88, Single Family Residential (R-1) Zoning 6.76 feet off the required 15 feet to a ' District, Subd. (f)(1)(c)(1), Side Yard Setback distance of 8.24 feet at its closest point to ` Requirement: the minimum side yard (north) I the side yard (north) property line. setback requirement is 15 feet. __. . .� .. _._ _ .__� � � _w� __�.w,._ � _.�_._...._..._..._ ___.. ; § 113-88, Single Family Residential (R-1) Zoning I, The applicant is requesting a variance of District, Subd. (g)(3j, Accessory Structure Area ' 125 square feet more than the allowed Limitations: Each lot is limited to a total of 1,000 ' 1,000 square feet total of accessory square feet of the following accessory structures: ' structure area. ' detached and attached garages, detached sheds, ; greenhouses, and gazebos, __ _ _ _ ____ _ Background • The lot is approximately 14,500 square feet and zoned for Single-Family Residential use. • The lot is over 100 feet wide, which requires a minimum side yard setback of 15 feet. • The existing 2-car garage is approximately 24.7 feet wide and 22.1 feet long, totaling approximately 546 square feet. • The standard size of a 2-car garage is 24 feet wide and 24 feet long, totaling 576 square feet. • The existing garage is 30.1 feet from the north property line. • The applicant is proposing to expand the garage to allow for 2 additional garage stalls in order to have a 4-car garage on the property. • The proposed 2-car garage addition is 22 feet wide and 26 feet long, totaling approximately 579 square feet. • The resulting addition would be 8.24 feet from the north property line. • The resulting 4-car garage would be 1,124.57 square feet in size. • There is a limit on the amount of accessory structure area allowed on the lot. The lot is limited to a total of 1,000 square feet of the following accessory structures: detached and attached garages, detached sheds, greenhouses, and gazebos. • The applicant noted that that this proposal will bring the home up to today's standards, with the growing trend for 2-garage (4-car) homes. • The applicant noted that the property is unique in that the house was built with a 2-car garage that is too small to easily fit 2 cars. It is 22.1 feet long and 24.7 feet wide. • It is also noted in the application that the size of the addition could be reduced in order to meet Zoning requirements and provide 1-car addition in order to have a 3-car garage on the property (instead of 4 cars total). The applicant notes that this would provide a reduction in space, but not in cost savings. • The applicant submitted a petition with the application. It includes signatures from 11 nearby residents supporting the proposal. • The applicant provided examples of nearby homes with 2 garages (for 3-4 total cars). Staff analyzed whether the garages meet setback requirements and required variances. The analysis showed that none of these properties required variances: Property Address Garage Stalls Meets Setbacks? Variance Needed? ; 50 Rhode Island Ave S 3-car ' Yes No 75 Rhode Island Ave S 3-car Yes No 20 Quebec Ave S 4-car Yes No ': 7605 Ridgeway Rd 3-car Yes No 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. Most homes in Golden Valley have a 2-car garage. A third garage stall may be built by right (no variance required). Staff finds that a fourth garage stall and 1,125 square feet of garage area is not a reasonable use of the property. 2. The landowners' problem must be due to circumstances unique to the property that is not caused by the landowner. Staff does not see any unique circumstances on the property that make it impractical to build a reasonably sized garage addition. 3. And the variance, if granted, must not alter the essential character of the locality The proposed garage expansion would alter the essential character of the locality. While there are examples of 3-car and 4-car garages in the neighborhood, they meet the minimum setback requirements and accessory structure area limitations. There are a few homes in the area with side yard setbacks of less than 15 feet, but not with a 4-car garage. The combination of a 4-car garage that is 8.24 feet from the side yard property line and brings the total accessory structure area to 1,125 square feet is inconsistent with the character of the locality. Additionally, staff assesses whether other options are available to meet the applicant's needs without requiring a variance. The existing garage is 30.1 feet from the north property line, allowing 15.1 feet of additional space for a garage addition. This is sufficient space to build a third stall. Lastly, staff assesses whether the proposal requests the smallest variance necessary to meet the applicant's needs. The size of the addition could be reduced in order to avoid the need for either variance. This would still allow the property to be used in a reasonable way. Recommendation Staff recommends denial of the request for a variance of 6.76 feet off the required 15 feet to a distance of 8.24 feet from the side yard (north) property line. Staff recommends denial of the request for a variance of 125 square feet more than the allowed 1,000 square feet of accessory structure area. 20p — ----- 7350 �P 7�40 � �., , 7335 73 _" � �� .- � ,�, _�xPo �. •� , � . _ - = 7350 .^, ° " ; { , . 7360 7345 � 7400 7401 200 7403 7410 � 7405 �� i � 7409 '� ' 7420 7407 ; _.. ioo �t` Subject Property: 74� 7�5 4$ so � �soo 45 Rhode Island Ave S ��0 ��s �� 7400 25 � _� ,��- ,,..'r:in;�. 10 = 7945 7935 7915 7907 �� 7811 Y ' - 75 23 7801 T751 20 15 � ZQ 2S T507 7470 7465 70 90 14 : 75 25 2� �gip 45 65 7500 �490 1$ 7800 SQ 50 �` 7485 90 -_� 95 110 22 26 27 30 7780 7700 � 75 100 � 105 205 110 - 115 130 36 29 36 7811 �%F,. `r 7501 13 5 30 18U1 ' 10� 120 235 130 750 105 7511 � g� 100 14� 120 7751 7707 205 7540 7521 250 265 750 155 174 � 41 37 33 225 200 760Q 7541 �10 ,`' 315325335 770 175 190 216 225 220 u; 2 45 c, 7700 330 8016�010 ' 7&00 �T� > 300 320330 21� 2 8000 7950 a 7&d0 7605 - 300 � 3`�� - 23 F::r.1�� ,:r.r F;� 7621 � 380370360 m � i721 �� . 401 �:nn;. �_in': 8021g017 400 � 7801 qgp 440 �� 3�5365355 401 qpp 4p1 - 420 = 421 42� : 421 480 T490 7460 �� 0 , 7470 425 d2d 500 =` 501 500 � 501 500 501 421 ' ' 500 , = .. 7495�4757465 501 515 524 f 521 77U0 521 520 `�21 51q 516 500 7474 i Planning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 ci o 763-593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gov � pianning@goldenvalleymn.gov g�ld n � � �� NING /� PPLI �� N valley . . . . - . . Street address of property in this application: . . . � . � Na e individual, r corporate entitiy): �viGt � �so�1 Address: rl I ' S ��. I � f/ S �l V a l �P �l lV �S�OZ� Phone '� �� .��.��- �� 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 varian e(s)being requeste r �� w� �� -- -� b�.�� . �o��-t�e�c �f-� o K� ��s� �o K I d Sr� � / os�,- -��. L S �e.�- -�+� �-�e lD+ 1;� a� �oK /� d /s� jt�cC�tkS� 7'^� �Ta� Q !'CPSS'O'�� SP�cGe aJB✓e � �'0� SQ�� . v 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: W� a�c �oo I�; �a ,t� cc; I� �c� � c�C� ��ar-�- °� —�C �r� �- / /� , / s��e er� �a u✓ �e�. � r�� o�fG� s�� a b�a �cfi � �ro wc. �Qrl r� �o+ �r r� .�L� `�� u a<«SSB� S a�e �04�0� q� l �40 5�:�� , � y � � � � �✓�ag.�� wo�.t�C �e aa x ;�G� Q� wou� s� b��. 6 -�a� �C �r0� p�C � �D6t��e • � `�tS Wo�uIK Kl�Ou� !'Q0"'�- TO/ � �'S /�• • � q Planning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 tityof 763-593-8095 � TTY;763-593-3968 � www.goldenvaileymn.gov � planning@goldenvalleymn.gov gold�n �� valley . . . . - . . . - . Minnesota State Statue 4b2357 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 haw 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. -�'� �!-f "� 5, �G c�c- �-Y� ce�G��`T�o k !,� 0 tt(D� S' �� a 6 c k-f-- $`' -�,,....._, � P�o Pr.��/ �i �e, �,,� �e S e o-� -�c�` S a o�a��7�i�o�c w o k�o� 6 e �t.S t G� -�j�r Cc �c✓'a� . What is unique about your property and how do you feel that it necessitates a variance? / �vG 6ou� Duci �^.A•��. a,�c�wo$'� 02 /'S, cb�A. s,�nte P�,�.rt�Si � m.�,. li.pru.t w� ��c s�{K-� c�uK+l�ss �mk�s Q,r..� �.50�.+ .�rso, � .-�, 6�� ,-+ �p -t� �o�.�'s s��s , r�,-� -�,e ,�r,� -�� r4 ��s, b��ld,� �+-� a�d�'�1 o�t �rra�' �''�K��7►^r ��S h.ec.� � J /� � �^�— � � '.` �d Td�4 S �a�v � P Y �r �o� a N �e x��P�� ,� ��.� �r.,.�.. -�-i.� �s a(v tQ�� h.�Y� 6� I-f-- �� Te�t�t�t VGtI��Y� PI{QS� Yf��tKCC �v �tle �QC J7!/{K kC >ptc�� [TOI�K VaI�C /l � S�/`�Yo ! Explain how the need for a variance is based on circumstances that are not a result of a landowner action. -!k[� �,l.(.�y�c� �.✓�C,c,� �oC�t ,bQrt'� `..a�G� 7'w v �� S i Z� (��S� �,,,�. O- �t ' v�t K � �ra� wokf� R I(a � � �-at -�i e•c�( s� ac.e _ a� avo;d Pe � t,1 a K��Y �a�k� � �� C �✓'�✓-��a�f Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Vallley as a whole. Cv iT"� �"r.c r1o�. p�- ��w f� ' rct�.e51 a�it i v� `�'`.L ��t�.2 [.J��l l��i'r c� � vaC��f✓' D'�' � p�t i0i�� J CJ � �u w�,�(C D `, 'p� �-Q✓��G !/Yj'"1e S f12R1/� �y t.�r '��.O t+�.C._ �� Q��bt� �t� s��-�-` 7� oS �,dt�aY ��t �s 2�� fi�l� �-�{�u{ s, �i r� `��+ Ss�aK��eK�.� S� . Planning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 city of �= �� 763-593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gov � planning@goldenvalleymn.gov golden � valley • � • • - . . - . - . The City requests that you consider all available project options permitted by the Zoning Code before requesting a variance.The Board of Zoning Appeals will discuss alternative options to seeking variance with you at the public hearing.Please describe alternate ways to do your projec!that do not require variancea from�he Zoning Code. ��C{ `t"� `��Gtt''� i"� ",�- �t�a y� '�o f S �� aH-� �r�c�� "�o a .1 11 -�uu.a,�l'�t�v `�.' s r's ci ��v�.(.�c�'�o�c � �1 S.��cce S, �l� s-1�a ��Cc�, Gtw-��,� / , ' _1, - r `� G1.c.e C�i 0�t �� CD�. � h"'t-�o�r�/ c�t- T�+C �,x�- �np�- cL S��iV 11�►Ca� �f C lo� � ` ` � �0� �5 i� �L �P e K—E- m p Zv�a�'i ooc S �Gtl.�r�`� o-� C�r�c r{� � ''�-�'�`'�- �a��-��oh ��.� • e • . . 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�a 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). Name of Applicant(please pri t): �t�i K. L t�/'SDG1 Signature of Applicant: ��,�e(��/ Date:� � � Authorized Representative(if other than applicant) Name(please print): Signature: Date: Property Owner(if other than applicant) Name(please print): Signature: Date: Please note:The City of Golden 1/alley 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 Appeals at your public hearing. You are advised to personally confact 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(TTY:763-5933968)to � make a request. 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Petition for Variance at 45 Rhode island Avenue, Golden Valley, MN 55426 We are looking to build an attached garage on the north side of the lot.The current Petition summary and Golden Valley zoning prohibits to build closer than 15' to the lot line (for lots over background 100') and has a maximum of 1,000'of accessory space.The garage would sit 8'to the lot line and the total accessory space would expand to 1,100'. We,the undersigned, are concern citizens who urge our leaders to act now to Action petitioned for approve the variance for building closer than 15'to the lot line and a total of 1,100 accessoryspace Printed Name Signature Address Comment Date C.� � , , "�p �e� � ��, (�v - Sy. � � _l IJ r�in�G� J� ��C:�c-X-. `S5. 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