09-26-17 BZA Agenda Board of Zoning Appeals
Regular Meeting
Tuesday, September 26, 2017
7 pm
7800 Golden Valley Road
Councii Chambers
I. Approval of Minutes— July 25, 2017, Regular Meeting
II. The Petition(s) are:
6530 Hampshire Place
Matthew & Marnie Thoen, Applicants
Request: Waiver from Section 11.21, Single Family Zoning District,
Subd. 11(A)(3)(a) Side Yard Setback Requirements
• 7.44 ft. off of the required 15 ft. to a distance of 7.56 ft. at its closest point to
the side yard (east) property line.
Purpose: To allow for the construction of a garage addition.
III. Other Business
IV. Adjournment
' '�I�is dc�cumenfi is available in alternate formats upori a 72-1�aur rec�uestr �lease ca(I
763-593-8006(TTY: 7�3-593-3968}to rnake a request, Examples of alterriate fc�rmats ;
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Minutes of a Regular Meeting of the
Golden Valley Board of Zoning Appeals
July 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 Nelson, Orenstein, Perich and Planning Commission
Representative Blenker. Also present were Associate Planner/Grant Writer Emily Goellner
and Administrative Assistant Lisa Wittman. Member Maxwell was absent. '
I. Approval of Minutes—April 25, 2017, Regular Meeting
MOVED by Orenstein, seconded by Nelson and motion carried 3 t� 1 to approve the April
25, 2017, minutes as submitted. Commissioner Blenker abstained.
II. The Petition(s) are:
2800 Noble Avenue North
Alexvs & Luke Eskola, Applicants
Request: Waiver from Section 11.72 Fences, Subd. 3(A)(1) Fence Height
• 2 ft. taller than the allowecl 4 ft. of height along a portion of the front yard
(west) property line.
Purpose: To allow far the cc�nstruction of a fence.
Goellner referred to a survey antl photos of the property and explained the applicants'
proposal to build a 6-fiaot tall fence across a portion of the front yard. She noted that the
applicants' stated unique circumstances are that they lost a tree in the front yard that used
to provide screening, the location of their property at the intersection of Dawnview Terrace
and Noble Avenue ereates a high traffic zone, the home was built on top of a hill so an
allowed 4-faat fence would not provide an adequate barrier, and landscaping instead of
building a fence would take more time and money compared to a fence project.
Goellner stated that'staff is recommending denial of the proposed fence. She noted that
staff feels that �h�e proposed fence is a reasonable use, and the T-intersection of
Dawnview and Noble is a unique circumstance, but the proposed fence would alter the
essential character of its locality. She referred to a street classification map and explained
that streets in the City that carry a higher volume of traffic are allowed to have 6-foot tall
fences in the front yard, but that does not apply in this case.
Blenker asked if a fence in a side yard could be 6 ft. tall. Goellner said yes. Blenker asked
if there is any information available about the slope of the yard. Goellner referred to
photos of the property and noted that a 6-foot tall fence in the front yard of this property
might look taller and would have more visual impact. Blenker asked if the trees shown in
the photos are still there. Goellner said she didn't know and suggested that the applicant
address that question.
Minutes of the Golden Valley Board of Zoning Appeals
July 25, 2017
Page 2
Luke Eskola, Applicant, stated that the lights from cars on Dawnview are constantly
shining in their headlights into their windows especially in the winter. He said their property
is on a pretty steep slope and from the house side of the property the fence would visually
look like it is 4 ft. tall. He said his neighbors have expressed support of the proposed
fence and added that they don't want to isolate themselves from the community.
Alexys Eskola, Applicant, stated that when the trees have no leaves in the winter the
whole house is exposed. She added that there used to be a big evergreen tree in the front
yard that provided some privacy, but that tree is gone.
Mr. Eskola said his goal is to add greenery along with the proposed fenc� in the future and
said there are two homes down the street from his with fences in the front yard. He added
that safety is also a factor.
Orenstein asked the applicants what other alternatives they have explored. Ms. Eskola
stated that they could build up the front yard and put landscaping on top of that, but she
would have to pay to get a design plan done, so she is waiting to see if this variance
request is approved first. Orenstein said he is curious abaut the cost difference between
the proposed fence and landscaping. He said he doesn't think any other alternatives have
been explored. Mr. Eskola stated that they have last four trees in the past few years and
that their options have been well thought out and they: believe this is the best option. He
added that there are also power lines in their front yard that have to be considered.
Perich questioned if at 6-foot tall fence would be tall enough to block headlights from cars.
Mr. Eskola said yes, he thinks it would be.
Blenker said it would also be possible to put in a 4-foot tall fence along with landscaping
that would grow above thE fence. Mr. Esk�ala reiterated that winter is a big factor with
landscaping and there is alst� more maintenance with landscaping.
Nelson asked the applicants if they had the same issues when there were trees in the
front yard. Ms. Eskola said na, and added that they felt really exposed to the
neighborhood when they lost the evergreen tree in the front yard. Nelson noted that there
are many homes alon� Nt�ble that are much closer to the street than the applicants.
Orenstein said he understands and sympathizes with the applicant, but he hasn't seen
any other alternatives presented. Blenker agreed that there are other alternatives in this
case. Nelson also agreed and explained that the Board tries to be consistent when
granting uariances, especially in the front yard.
Orenstein questioned if the request could be tabled to allow the applicants to get a
landscaping quote. Perich stated that cost isn't something the Board considers when
granting variances and said he doesn't want to set a precedent for others to build 6-foot
tall fences in their front yards.
MOVED by Perich, seconded by Nelson and motion carried unanimously to deny the
requested variance.
Minutes of the Golden Valley Board of Zoning Appeals
July 25, 2017
Page 3
III. Other Business
• Election of Officers
Nelson nominated Perich to be Chair, Blenker seconded, and Perich accepted the role of
Chair.
Nelson nominated Orenstein to be Vice Chair, Perich seconded, and Orenstein accepted
the role of Vice Chair.
IV. Adjournment
The meeting was adjourned at 7:27 pm. .
David Perich, Chair Lis� Wittman,Administrative Assistant
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Date: September 26, 2017
To: Golden Valley Board of Zoning Appeals
From: Emily Goellner, Associate Planner/Grant Writer
Subject: 6530 Hampshire Place
Matthew and Marnie Thoen, Applicants
Introduction
Matthew and Marnie Thoen, owners of the property at 6530 Hampshire Place, are seeking a
variance from the City Code to expand the garage on their property. The applicants are seeking the
following variance from City Code:
. __... _......... __ . ............
Variance Request City Code Requirement
The applicant is requesting a variance of . Section 11.21, Single Family Zoning District, Subd.
7.44 feet off of the required 15 feet to a 11(A)(3), Side Yard Setback Requirement: the
distance of 7.56 feet at its closest point to ' minimum side yard (east) setback requirement is 15
the side yard (east) property line. � feet.
Background
• The lot is 18,994 square feet and zoned for Single-Family Residential use.
• The applicant would like to expand the garage to accommodate a second garage stall.
• The existing garage is approximately 12 feet wide and 24 feet long,totaling approximately
288 square feet. The proposed garage addition is approximately 14 feet wide and 24 feet
long,totaling approximately 336 square feet. The size of the proposed two-car garage would
be 624 square feet. It would be 26 feet wide and 24 feet long.
• The existing garage is located 21.5 feet from the side yard (east) property line and the
proposed setback with the garage addition is 7.56 feet. The required setback is 15 feet.
• The home to the east, 6520 Hampshire Place, is located approximately 23 feet from the
property line.
• The applicant noted that the property is unique in that the home was built in 1959 when
most families owned one car instead of two. They noted that most homes in the area have
two-car or three-car garages.
• The applicants plan to build another addition to the rear of the home for additional living
space, which complies with Zoning Code requirements. No variances are necessary for this
addition.
• Building permits will be required for all proposed additions.
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
The expansion of the garage to accommodate a second car 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
Staff finds that the placement of home on the lot in conjunction with the presence of a one-
car garage is a unique circumstance to the property that constitutes a practical difficulty. The
lot is relatively large in size, but the home was placed in a way that does not allow for the
construction of an attached two-car garage without a variance to the side yard setback on
the east side of the property.
3. And the variance, if granted, must not alter the essential character of the locality
The proposed garage expansion would not alter the essential character of the locality since a
7.56 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.
Additionally, staff assesses whether other options are available to meet the applicant's needs
without requiring a variance. The only other option would be to build a detached one-car garage in
the rear yard of the property. This would require a driveway along the eastern side of the home and
the removal of a large tree in the rear yard. 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 applicant has requested the smallest variance necessary to meet
their needs. Staff finds that the size of the proposed garage is larger than the standard size for a
two-car garage. The total width of the proposed garage would be 26 feet with this proposal. The
standard width of a garage is 20 to 24 feet. Therefore, staff is recommending a modified approval
based on a garage that wou�d be 24 feet wide rather than 26 feet wide. Therefore, the following
recommendation was adjusted by 2 feet. The applicants indicate in their application that they are
willing to modify their plan in order to receive a variance.
Recommendation
• Staff recommends approval of a modified request for a variance of 5.44 feet off the
required 15 feet to a distance of 9.56 feet from the side yard (east) property line.
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Street address of property in this application:
6530 Hampshire PL N, Golden Vailey, MN 55427
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Name(individual,or corporate entitiy): •
Matthew& Marnie Thoen
Address:
6530 Hampshire PL N, Golden Valley, MN 55427 , �
Phone number: Email address:
612-578-3564 (C), 763-546-1976 (H) marnie.thoen@gmail.com
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Name:
Same as above
Address:
Phone number: Email address:
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Name:
Same as above
Add ress:
Phone number: Email address:
• � . •
Provide a detailed description of the variance(s)being requested: •
We are planning a remodeling project that will add on to the North and East sides of our home. The East
side addition would involve adding an additional 12 - 14' width to the full length of garage to expand it to a
two car garage. We are applying for the set back variance because the NE corner of the proposed I
addition will be within the required 15' setback of our East property line.
Provide a detailed description of need for a variance from the Zoning Code,including description of b�ilding(s),description of proposed
addition(s),and description of proposed alteration(s)to property: �
Our remodeling project will relocate our kitchen, add a small mud room, and include an addition to the
north side of the building to allow more square footage for the dining/living area. The garage for the
existing structure is only a one car garage, which is rare in our neighborhood of 2+ car garages. We
would like to enlarge the garage to allow parking for 2 cars. The variance is needed for the setback along
the eastern property line, the NE corner of the proposed addition for the garage will encroach the 15' set
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Explain the need for your variance request and how it will result in a reasonable use of the property.
We are planning an addition to expand the square footage of living space in our home and would also like
to eliminate the negative "one car garage" specification of our home at the same time. We would like to
add an additional 12 - 14 feet to the garage on east side of the building. Exact dimensions have yet to be
planned because we would like to maximize the square footage of the garage within reason, but this is
dependent on approvals from the Planning/Zoning Dept. The existing structure is located in the SE corner
of the property, very close to existing setbacks; the NE corner of the proposed addition will likely encroach
the 15' setback from the east property line regardless of the size.
What is unique about your property and how do you feel that it necessitates a variance?
Gblden Valley is a prime location within the Twin Cities Metro area with great accessibility to downtown
Minneapolis and surrounding freeways. However, the specifications of our house are certainly below the
average of Golden Valley in terms of square footage and with only having a one-car garage while most
have 2, or even 3, car garages. We have a very private, beautiful yard with wonderful neighbors and no
desire to sell and move to a new location. �
Explain how the need for a variance is based on circumstances that are not a result of a landowner action.
e did not build the home and did not have a say in construction of a 1- vs 2- car garage or the placement
of the house on the lot in relation to the setbacks.
Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole.
The proposed living area addition, along with a 2-car garage, will bring our house closer to the
neighborhood averages in terms of overall square footage and # of garage stalls. Adding an additional
stall to the garage would also improve the curb appeal of the home. Not only will the 2nd vehicle parked
in the driveway be eliminated but there will also be additional room for bin storage within the garage, and
the negative "one-car garage" attribute will be eliminated when it comes time to sell the property.
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The City requests that you consider all available project options permitted by the Zoning Code before requesting a variance.The Board
of Zoning Appeals will discuss alternative options to seeking variance with you at the public hearing.Please describe alternate ways to
do your project that do not require variances from the Zoning Code.
The only other option to expand the garage would be to add a tandem stall to the garage; however, tande
garages are not convenient for a family of 3 where both vehicles are used to commute to and from work,
school, and after-school activities.
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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.1 give permission for Golden Valley staff,as well as members of the Board of Zoning Appeals,to enter my
property before the public hearing to inspect the area affected by this request.Please include printed name,signature,and date for ap-
plicant,authorized representative(if other than applicant),or property ower(if other than applicant).
Name of Applicant(please print): Q��I�t/ /�'IOG� I V t�(L (. �(�+C�/V
Signature of Applicant`l� 'IN�"�W"� • Date• � ! �
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Please note:The City of Go(den 1/a(ley wi(l send notice of your variance request to all adjoining property owners as wel(as owners of
properties direct(y across streets or a(feys. Your neighbors have the right to address the Board of Zoning Appeafs at your public hearing.
You are advised to personally contact your neighbors and exp(ain your project to them before the pub(ic hearing.
� This docvment is available in alternate iormats upon a 72-hour reqaest.Please ca11763-593-8006{TTY;753-593-3968)to
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