6261 Galpin Blvd Variance narrative
October 3, 2024
Variance Application Supplement – 6261 Galpin Blvd
(5) Written description of variance request.
We are requesting approval to build an addition to our existing residence that will be partially
constructed into/on a bluff. Construction on terrain qualifying as a bluff are regulated per the
following:
Per Sec 20-1401 Structure Setbacks
a) Structures, including, but not limited to, principal buildings, decks and accessory
buildings, except stairways and landings, are prohibited on the bluff and must be set
back from the top of the bluff, the toe of the bluff, and the side of a bluff at least 30 feet.
b) On parcels of land on which a building has already been constructed on June 1, 1991,
the setback from the top of the bluff is five feet or existing setback, whichever is more,
for additions to an existing building. Any new buildings will have to meet the 30-foot
setback.
Our request is specific to consideration of paragraph a).
Our 1,602 sqft 3-bedroom home (not 4 bedrooms as noted in property records), constructed in
1986, is situated on a 6.05-acre parcel with a majority of the site bounded by a marsh and bluff.
The existing structure is considered a split level built into, and on, terrain classified as a bluff
and would be non-complying under current zoning ordinance. The terrain that is not considered
to be in the bluff is utilized primarily for an existing driveway, approximately 450 ft long,
accessed from Galpin Rd.
We desire to construct an addition that will contain a garage/storage space and a home office.
Our current 2-car garage was reduced in depth by the previous owner and has insufficient
space for normal garage storage, yard maintenance equipment, and larger vehicles such as a
pickup truck.
A home office is needed due to the job requirements: over 70% of my employment activities are
executed from my home office. This activity is currently carried out in a spare bedroom but as
our aging parents spend more time with us, I need to vacate my office when they visit which is
very disruptive to employment activities.
The proposed location is the only viable area for the addition given the site features and
drainage swale from the adjacent properties along the top of the bluff.
We are proposing a 2-story addition with the floor levels matching the primary structure. The
floor levels and height of the addition will match the height of the main level. Materials will
match the existing structure.
(6) Written justification of how request complies with the findings for granting a variance
(pursuant to Section 20-58) as follows:
a. Variances shall only be permitted when they are in harmony with the general purposes and
intent of this Chapter and when the variances are consistent with the comprehensive plan.
The proposed addition use is an acceptable purpose and consistent with the comprehensive
plan.
b. When there are practical diHiculties in complying with the zoning ordinance. "Practical
diHiculties," as used in connection with the granting of a variance, means that the property
owner proposes to use the property in a reasonable manner not permitted by this Chapter.
Practical diHiculties include, but are not limited to, inadequate access to direct sunlight for
solar energy systems.
The site terrain causes a practical difficulty in accommodating a reasonable and much needed
use. The proposed location for the addition accommodates the owner’s need with the least
amount of impact to the bluff and marsh.
c. That the purpose of the variation is not based upon economic considerations alone.
Economic factors are not a consideration of this request.
d. The plight of the landowner is due to circumstances unique to the property not created by
the landowner.
The wooded bluff and marsh are unique characteristics of this property but severely limit the
potential to added needed function without building on the bluff.
e. The variance, if granted, will not alter the essential character of the locality.
The addition will have no impact on the character of the property. Of the 6 adjoining properties
along the top of the bluff, it appears that only 1 will have sight lines to the addition and then only
during the winter when the forest is not vegetated.
We are acutely aware of the delicate nature of the bluff and have made considerable investment
in the preservation and enhancement of the site through planting of native species and
mitigation of invasive species. The design of the addition will include site design and
landscaping to prohibit erosion of the bluff.
f. Variances shall be granted for earth sheltered construction as defined in Minnesota Statutes
Section 216C.06, subdivision 14, when in harmony with this Chapter.
This addition does not qualify as earth sheltered.
Additional info:
1. Current impervious lot coverage is only 4.5%. The proposed improvements are
estimated to increase total coverage to approximately 4.57% impervious.
2. We are aware of Sec 20-1403 Removal Or Alteration Of Vegetation. Removal or
alteration of vegetation within a bluff impact zone will receive prior approval of the
community development director.