07-25-17 BZA Agenda Board of Zoning Appeals
Regular Meeting
Tuesday, July 25, 2017
7 pm
7800 Golden Valley Road
Council Chambers
I. Approval of Minutes—April 25, 2017, Regular Meeting
II. The Petition(s) are:
2800 Noble Avenue North
Alexys & Luke Eskola, Applicants
Request: Waiver from Section 11.72 Fences, Subd. 3(A)(1) Fence Height
• 2 ft. taller than the allowed 4 ft. of height along a portion of the front yard
(west) property line.
Purpose: To allow for the construction of a fence.
I11. Other Business
IV. Adjournment
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Minutes of a Regular Meeting of the
Golden Valley Board of Zoning Appeals
April 25, 2017
A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday,
April 25, 2017, at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota. Chair
Perich called the meeting to order at 7 pm.
Those present were Members Maxwell, Nelson, Orenstein, Perich and Planning
Commission Representative Baker. Also present were Associate Pl�nner/Grant Writer
Emily Goellner and Administrative Assistant Lisa Wittman.
I. Approval of Minutes— February 28, 2017, Regular Me�ting
MOVED by Orenstein, seconded by Maxwell and motion carried 3:to 2 to approve the
February 28, 2017, minutes as submitted. Baker and Nelson abstained.
II. The Petition(s) are:
6484 Westchester Circle
Meredith Freeman, Applicant
Request: Waiver from Section 1'1.21, Single Family Zoning District,
Subd. 11(A)(1) Front Y�rd Se#back Requirements
• 3.23 ft. off of the required 35 ft. to a distance of 31.77 ft. at its closest point to
the front yard (north) property line.
Purpose: To al{ow fat�the canstruction of a garage addition.
Reques#: Wai�rer�rom Section 11.21, Single Family Zoning District,
Subd:11(A)(3��a) Side Yard Setback Requirements
• 4.37 ft. Qff of the required 15 ft. to a distance of 10.63 ft. at its closest point to
the side yard (east) property line.
Purpose: To allow for the construction of a garage addition.
Goellner referred to a survey of the property and explained the applicant's proposal to
construct a third garage stall addition on the northeast side of the existing garage. She
stated that the proposed addition would be located 31.77 ft. at its closest point to the
front yard property line rather than the required 35 ft. and 10.63 ft. at its closest point to
the side yard property line rather than the required 15 ft.
Maxwell asked if the applicant has considered moving the proposed addition back 3 ft.
to possibly avoid needing a variance. Goellner said she hasn't calculated what the
Minutes of the Golden Valley Board of Zoning Appeals
April 25, 2017
Page 2
distances would be if the garage addition was moved back 3 ft. However, the proposed
garage addition is 11 ft. wide by 22 ft. deep so if the addition were made smaller it
might accommodate more storage, but not a car.
Baker asked if the back corner of the proposed garage addition meets the setback
requirements. Goellner said yes. Maxwell said that is why he thinks that if the proposed
addition were pushed further back on the lot the applicant might not need a variance.
Meredith Freeman, Applicant, stated that she can't fit two cars in the existing garage so
the proposed third stall will allow their two cars to fit and some space for storage. �he
stated that she can't move the proposed addition back because there is'a sun porch
with windows all along the back, a door would have to be relocated, and th�re is a
retaining wall behind the existing garage. She added that the location she is prQpQsing
would make the addition cohesive with the existing garage.
Nelson asked why two cars don't fit in the existing garage. Freerrtan explained that
there are cabinets on the back wall and that a mudroom area inside the house juts into
the garage space so car doors can't open if there are �twa �ars in the garage.
Orenstein asked the applicant if she has considered removing the cabinets. Freeman
said the space would still be too tight for tw� cars.
Nelson explained that the Board doesn't typicafly grant front yard variance requests but
in this case the existing house is alre�dy in the front setback area so she feels
comfortable with the front yard variance request, She referred to the side yard variance
request and asked the applican� if just enough width could be added to the existing
garage to make it work for#wo cars. Freeman stated if she did that she would have to
add a beam at significant cost and she i� trying to be as cost effective as possible.
Baker asked about th� slope in°the back yard. Freemen showed the Board some
photos and explained how th� back yard slopes downward so building a shed for
additional storage won'#work. '
Maxwell asked if there are other unique circumstances in this case. Freeman stated
that if she could pushi the.proposed garage addition back on the lot she would but it is
not cost effective with the location of the existing sunroom. She added that the house
ne� door is approximately 30 ft. away so it won't impact them, and aesthetically the
addition won't change the look of the house very much.
Nelson said she doesn't understand why the existing garage can't be made slightly
wider in order to get a better functioning garage. Freeman said it is not practical, or as
cost effective to just make the existing garage wider. Goellner added that the applicant
could expand the width of the existing garage 7 ft. without needing a side yard variance.
Freeman reiterated that if she just expands the existing garage she would have to put in
a beam. She explained that she is not proposing to remove the exterior wall of the
existing garage, she is just planning on have an opening between the existing garage
and the proposed new garage stall.
Minutes of the Golden Valley Board of Zoning Appeals
April 25, 2017
Page 3
Perich opened the public hearing. Seeing and hearing no one wishing to comment,
Perich closed the public hearing.
Baker said he agrees with Nelson that in this case he is not concerned about granting a
front yard variance since the existing house is already too close to the front property
line. Maxwell said he is uncomfortable granting a front yard variance for a third garage
stall.
Nelson said she is sympathetic that the applicant can't fit two cars in the exis�ing
garage, but she feels there are other options. Perich said he thinks a 7 ft. wide garage
addition might look weird and would affect the character of the neighborh�c�od more than
a third garage stall.
Maxwell said if the garage addition is pushed back further a smaller side yard variance
would be needed. He said if there are options that require less t�f a variance he would
consider that, but he is not comfortable with this proposal.
Baker noted that the applicant bought a house in which th� garage wa5 poorly designed
and questioned ifi this is a case of"buyer beware.���lelson agreed and said she has her
real estate clients specifically consider the size of the garage in homes they are looking
at.
Peri�h asked about the size of a typical two-sta11 garage. Goellner said 22 ft. x 22 ft. is a
standard size two-stall garage. Maxwell stat�;d that a car isn't 22 feet long and said the
length of the proposed additional could be smaller and moved back without losing the
sunroom. Goellner said the applicant wr�uld probably still need a variance in that case.
Freeman said her concern is making the addition look appropriate for the house. She
added that if she moved the garage back three feet she would have to add an
additional three feet of driveway.
Baker suggested moving th�; mudroom wall back into the house instead of having it
bump out into th� garage space as way to make the existing garage more functionaL
Freeman said that would eliminate her mudroom and that she would have space for two
cars, but wQtald have no storage space. Baker said many homes don't have additional
storage space':
Neison reiterated that she feels ok about the front yard variance request, but not with
what is being proposed for the side yard. She said she would feel differently if the
applicant had>a one-stall garage. Freem�n said she understands, but that other homes
in the area have three garage stalls so it would not be out of character with the
neighborhood. Nelson noted that those other homes may not have needed a variance
to build a third garage stall.
Perich stated that the Board could vote on the requested variances or table the
proposal to allow the applicant to try to come up with a proposal that requires smaller
variancss. Baker asked if there is any benefit to tabling this proposal. Goellner stated
that if the Board is not willing to grant a variance for a third garage stall it would be
better to indicate that now rather than tabling the request.
Minutes of the Golden Valley Board of Zoning Appeais
April 25, 2017
Page 4
Freeman said she is not thinking about moving the existing sunroom and that the Board
is asking her to spend money on things that don't need to be fixed when what she is
proposing won't affect anybody. Orenstein said he thinks there are options that haven't
been considered.
MOVED by Maxwell, seconded by Nelson and motion carried unanimously to approve
the variance request for 3.23 ft. off of the required 35 ft. to a distance of 31.77 ft. at its
closest point to the front yard (north) property line to allow for the construction of a
garage addition.
MOVED by Nelson, seconded by Baker and motion carried unanimously#t� deny the
variance request for 4.37 ft. off of the required 15 ft. to a distance af'10.63 ft. at its
closest point to the side yard (east) property line to allow for the construction of a
garage additian.
III. Other Business
Goellner reminded the Board that their annual repc�rt is scheduled`#� be on the May 9
Council/Manager agenda.
IV. Adjournment
The meeting was adjourned at 7:47 pm.
David Perich, Chair Lisa Wittman, Administrative Assistant
�i W�'� �� ��`j�� ( t y��
Ph�sica� T3e�e1c��►�.nent T�►�parfi�.nent
?63-59�-�t�9�I 7'�i�-S�3481 t�9(fax}
Date: July 25, 2017
To: Golden Valley Board of Zoning Appeals
From: Kayla Grover, Community Development Intern
Emily Goellner, Associate Planner/Grant Writer
Subject: 2800 Noble Avenue North
Alexys and Luke Eskola, Applicant
Introduction
Alexys and Luke Eskola, owners of the property at 2800 Noble Avenue North, are seeking a
variance from the City Code to build a fence in the front yard of their property facing Noble
Avenue that exceeds the maximum height allowed. The applicant is seeking the following
variance from City Code:
_. . _ _ � _ _ ___ _ _._.. ___... __ ___ _ _
, .__ _
', Variance Request ' City Code Requirement '
An additional ��_. . _ ..__. __ ._ ..�__.. _ �_.. . .._._. �. __� _� _ � _.._ __._....
two (2) feet in height in Section 11.72, Fences, Subd. 3, Regulations by
excess of the maximum four (4)feet in oning District, A, Residential and Multiple
' height permitted for a fence in the front � Dwelling Zoning Districts, 1: Fences in the front
yard, totaling a proposed height of six (6) Yard shall not exceed four (4) feet in height.
' feet. Fences in the side and rear yards shall not exceed
six (6) feet in height.
__ _ _ _ _ .
Background
• City Code does not permit fences above four feet in front yards in Residential districts to
preserve the aesthetics and character of local neighborhoods.
• The lot is approximately 17,267 square feet and zoned for R-1 Single-Family Residential
use.
• The applicant proposes to build a six foot fence in a portion of the front yard to provide a
barrier from traffic noise and light.
• There is no existing fence in the front yard.
• A large tree in the front yard previously provided a barrier from the street, but that tree is
no longer present on the property.
• The applicant states that the location of their property at the T-intersection of Noble
Avenue and Dawnview Terrace creates a high traffic zone, which disturbs the residents.
• The applicant states that the property has steep topography that necessitates a fence
taller than the permitted four feet to provide an effective barrier from traffic noise and
light for their home.
• The applicant states that they have opted to pursue a six foot fence rather than using
natural vegetation as a buffer due to lack of gardening experience and the cost associated
with hiring a landscape designer.
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. To constitute practical difficulties:
1. The property owner must propose to use the property in a reasonable manner
The construction of a fence in the front yard constitutes 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 traffic volume created by the T-intersection of Dawnview Terrace and Noble Avenue,
combined with the slope of the lot, are unique to the property and not caused by the
landowner.
3. And the variance, if granted, must not alter the essential character of the locality
The proposed fence would alter the essential character of the locality. The presence of a
solid six foot fence in the front yard would be inconsistent with the surrounding
neighborhood. Nearby properties are not fenced in the front yard at all, so a six foot fence
would have a significant visual impact on the neighborhood.
Additionally, staff assesses whether other options are available to meet the applicant's need and
do not require a variance. Staff finds that other options are available that meet City Code
requirements. The applicants could meet their needs with shrubs or another buffer using natural
vegetation, which would maintain the essential character of the locality and would not require a
variance. Staff finds that the objection stated by the applicant that natural vegetation would be
too costly cannot be considered a practical concern for the purposes of this project, as prescribed
by State statute.
Recommendation
Staff recommends denial of the request for a variance of an additional two feet in height in
excess of the maximum permitted four feet in height for a fence in the front yard.
__ ._____..�__, _ _ __.___ _._ __.__ ______ ___._ _.------ -- .__.___.
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� Planniltg 0 7800 Galden Vailey Road,Golden Vailey,MN 55427-4588 city of
763-593-8095 ! TTY:763-593-3968 � www.goldenvaHeymn.gov � planning@galdenvalleymn.gov ���(�e�
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• • • • - . . -
Street address of property in this application:
2800 Noble Ave N, Golden Valiey
. • • � • � . •
Name(individual,or corporate entitiy):
Alexys & Luke Eskola
Address: 2g00 NObIG AVe N, Golden Valley, MN 55422
Phone number: Email address:
612-850-3�02 alexys.eskola@gmail.com
�Lut�rix�c�f��prsserit�tii�e(if c��li��`�ha�r r�{�p1Ec�rrt�:
Name:
Address:
Phone number: Email address:
Prcaperty Uwn�r�'i#c�#h�r tf��n`apj�licant)�
Name:
Address:
Phone number: Email address:
• • • •
Provide a detailed description of the variance(s)being requested:
The ciry classifies Noble Ave as a "major collector" road, which only ailows for a 4 foot tall fence, but
we are requesting to put in a 6 foot fence in our front yard {along Noble Ave). We would not fence in
our entire front yard, only the main section directly across from Dawnview
Provide a detailed description of need for a variance from the Zoning Code,including description of building(s),description of proposed
addition(s),and description of proposed alteration(s}to property:
We had a large tree fall over in our front yard this winter, which was our main vegetation that gave us
privacy from Noble Ave. We live directly across from Dawnview Terrace, so, at night, cars driving
down Dawnview shine their headlights directly into our bedroom and our living room. There are
numerous nights where we are woken up because of a loud car or headlights shining through our
curtains. Because our house is located on top of a hill, a 4 foot fence wouldn't black the headlights
and car noise #rom continuing to reach our house.
.
' Planning p 7800 Golden Valley Road,Galzien Valley,MN 55427-4�88 city of
763-593-8095 � TTY:7&3-593-3968 � www.goldenvalley�nn.gov � pianning@goldenvalleyrnn.gov Q"(?lde�
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• • • � - . . ' . - .
k�tinnescr#�.St�t�"�tat,€��4b2.35?requires"that�property�xh�bit'"�tf1G�{�8I f�t�1CU�Y�F.'S��rt c�rtler"f�r a varianc�tc�be ecansidered.Practical
t�i�€iGerl�i��: .
; result ii�a us��#.is r�asana�ale
.. are bas�c�r�rr�jarablem that i�v+�que t�'�he praperty'
•'are nc�t cause.c�by�h�larrda�cn�r'
� dr�ns�t�tt�r,f.�ir��s�entia}cC't�rac�er oF:���.Eoca{ity
To demaristra;t�1°�ci�w your cequ�st wilt ccrinply v�ith�tin,riesca�a 5t��i�"•�takute qb2.35�.piea�e respc�n�t tc�th�fnw{ov�!ir�g questic�r�s:
Explein the need for your variance request and how it will result in a reasonable use of the property.
The main reason we are requesting this variance is to give our home and yard a barrier from the
traffic noise and the car lights. We don't plan to fence our entire front yard, only the very front section
next to Noble Ave. Having this free-standing section of fence will still allow us to feel connected to our
neighbors and we won't feel completely "boxed in." A fence would atso also us to have more social
events in our front yard (in the past, guests have requested that we socialize in the back yard,
because they can't hear over the car traffic in the front).
What is unique about your property and how do you feel that it necessitates a variance?
We live at the intersection of Dawnview Terrace and Noble Avenue, which creates a high traffic zone.
At night, when cars drive down Dawnview, their headlights shine directly into our bedroom. Then the
cars accelerate to turn onto Noble and the noise carries right up to our house. Because our house was
built on top of a hill, a 4 foat fence wouldn't give us enough barrier from the headlights or the sound ta
prevent us from waking up at night. We have also had kids playing at aur house who have dropped
balls in our yard, which rolled all the way onto Noble Ave (another reason I prefer to have a fence
versus vegetation)
Explain how the need far a variance is based on circumstances that are not a result of a landowner action.
The large tree that fell over in our front yard was caused by high winds in the middle of winter.
This tree had served as aur main barrier from Noble Ave and Dawnview Terrace.
Also, the location of our yard is at the intersection of Dawnview Terrace and Noble Avenue, so
are affected by the traffic on both Noble and Dawnview.
Our house was built on top of a large hill in 1950, so a shorter fence at the front of our yard won't
actualty give our house privacy.
Explain how,if granted,the proposed variance will not alter the essential character of your neighbarhood and Golden Valley as a whole.
Golden Valley residents are excellent stewards of their land. Most of my neighbors spend numerous hours gardening
and tending ta their properiy every week in the summer. I am a firm believer in taking good care of our property and
making it not only a nice place for my family to live, but a place that my neighbors can feel proud to live by, My hope is
that this fence will give us a sound and light barrier, but that it will also add charm and beauty to our property (I think
white fences look very clean and elegant and I appreciate seeing them in other residents'yards). If we were granted a
variance for a 6 foot fence, we plan ta purchase a nice white,vinyl fence, which I plan to decorate with ffowers in the
summer and Christmas lights in the winter. I believe our fence would be a nice addition to the neighborhood and give
Dawnview drivers a pleasant view as they turn onto Noble
.
' Planning � 7800 Galc�en Valley Raad,Golden Valley,MN 55427-4588 city of
763-593-8095 0 1�TY:763-593-3968 � www.galdenvalieymn.gav f planning@galc�envalleyrnn.gav p"����x�
�> valle�r
• • • � - . . . - .
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 dascribe alternate ways to
do your project tha�k do not require variances from the Zoning Code.
The alternate way to produce a sound and light barrier is by natura! vegetation. The main reason
that we have not pursued this route is because of cost and creativity. I am a beginner gardener and I
would likely need the assistance of a landscape designer in order to make vegetation in the front of
our house serve as a barrier and also be aesthetically pleasing for the community. We also have
several large trees in our yard, which have made my gardening endeavors difficult due to all of the
shade.
• � • � . ,
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. •
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 pubfic hearing to inspect the area affected by this request. Please include printed name, signature,and date far ap-
plicant,authorized representative(if other than applicant),or property ower(if other than applicant).
Name of Applicant(please printj: ex S ESkola
Si�nature of Applicant: Date: ��31/17
.Authoriit+�d�2e��r+�i�i��a�?r�,�t�pther th�ti��p��rli�ant�
Name(please printj:
Signature: Dates
Prc►}�er°k�r+C)iem+a��i�e���+�e'ti►�in�p�ti,ca r+�)
Name(please print):
Signature� Date•
Please no#e:The City of Golden 1/afiey witl send notice of your variance requesE to a(l adjoining property awners as weff as owners of
properties ctirectfy across streets or alleys. Your neighbors have the right to address the Board of Zoning Appeafs at your publrc hearing.
You are advisec{to personalfy contact your neighbors and explain your project to them before the pubtic hearing.
� This document is available in al#ernaEe formats upan a 72-haur request pl�ase cafi 763-543-8U06(t'TY:7b3-593-3968)ta
}nake a request Exampfes of alternate formats may include large print,electrortic,Btaitte,audiacassette,etc. �
July 17, 2017
Emily Goellmen
We are opposed to the six foot fence request for 2800 Noble Ave N. I have a
concern for the placement in the front yard. That sort of thing dosen't seem to be done in this area. If
its because of car's headlights or western sunsets, what about drapes, curtains, blinds or an outside
bush.
Yours truly,
J��m�`"&Virginia wley .
�. �� � �
z�,��.��..�� � . �
2790 Orchard Ave N �
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