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HomeMy WebLinkAbout1997 02-06 Zoning Board of Appeals Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE EDINA ZONING BOARD OF APPEALS HELD ON THURSDAY, February 6, 1997, 5:30 P.M. EDINA CITY HALL MANAGER'S CONFERENCE ROOM MEMBERS PRESENT: Chair David Byron, Lorelei Bergman, Mike Lewis, Ann Swenson STAFF PRESENT: Kris Aaker, Jackie Hoogenakker I. NEW BUSINESS: B-97-1 Paul and Suzanne Crowe 4638 Edgebrook Place Edina, MN 55424 Request: A 2.25 foot west sideyard setback variance for a garage addition and a five foot west sideyard setback variance for living space Ms. Aaker presented her staff report noting the subject property is located on the south side of Edgebrook Place consisting of a two story home that backs up to Minnehaha Creek. The applicants have submitted plans to accomplish a number of improvements to the home. All aspects of the design conform to the Ordinance requirements with the exception of the garage setback from the west lot line and the family room (with basement area below) that is proposed behind the garage addition. Ms. Aaker concluded regarding the garage variance, staff is supportive of a two stall, side by side garage and acknowledges that variances have been granted at three foot setbacks to accomplish this end. Any approval should be conditioned on that the attic storage area remain accessible only from the garage and not be improved at anytime in the future. Regarding the family room addition, Ms. Aaker stated staff is less comfortable with a five foot setback for living space and believes there are other design alternatives. The proponents, Mr. and Mrs. Crowe were present. Mr. Byron asked Ms. Aaker the dimensions of the family room. Ms. Aaker said the family room is 14 X 14 feet, plus fireplace. Mr. Lewis asked about the window,. questioning if it is located in the attic area. Ms. Aaker said the window is located in the attic area. Mrs. Swenson asked Ms. Aaker if the City has a minimum two stall garage size requirement. Ms. Aaker said the City has no definition of size for a two stall garage, but usually a two stall garage is at minimum 20 X 22-24 feet. Mr. Crowe explained the reason for the family room orientation is because they felt is was better to go out the side than go deeper into the rearyard Mr. John Bean, 4630 Edgebrook Place, asked the Board to note this property has more spacing between structures than the majority of homes on the block, and pointed out with the addition the spacing is still more than adequate. Mr. Bean stated in his opinion the addition is very nice, and adds to the value of the home and neighborhood, and constructing the addition more toward the creek would compromise neighbors views in his opinion. Mrs. Crowe explained their purpose in asking for the variance for the corner is to achieve more storage area. Continuing, Mrs. Crowe said it is their desire to bring this home into the 1990's. Mrs. Crowe pointed out the dimensions of the family room are not that extreme, and in this day and age family rooms are almost a necessity. Concluding Mrs. Crowe said her family is very committed in maintaining the character of the home. Mr. Bean interjected this home has needed work over the past years, and reiterated the addition will add to the neighborhood, not detract. Mrs. Swenson said she has no problem with the garage, but questioned if the corner could be tucked in to comply. Mr. Byron asked Ms. Aaker if tucking in the corner is possible and if visually it would be noticed. Ms. Aaker said the corner would probably not be noticed constructed or not constructed. Mrs. Bergman asked Ms. Aaker if the dimension of the family room is to the wall or fireplace. Mr. Aaker said the Living area is 14X 14, but the structure including the fireplace is 16X 14. Mr. Byron observed noting he agrees with comments from Mr. Bean that this lot is larger than the majority on the block and spacing is adequate, but said sideyard setbacks in the Country Club District should be maintained. Mrs. Crowe interjected they can construct out the rear without a problem, but the neighbors next door may object because their views of the creek may be compromised. K Mr. May, 4632 Browndale Avenue stated in his opinion constructing the addition out the rear to prevent a sideyard setback variance is negative. He said the plans presented are the best option for the neighborhood. Mrs. Bergman agreed, she said the plans as depicted are more sensitive to the environment than going out the rear. Mrs. Swenson asked if the windows will be cross pained. Mrs. Crowe answered in the affirmative. Mrs. Swenson questioned if stucco would be continued throughout the addition. Mrs. Crowe said stone will be used and the Vinyl siding will be replaced with stucco. She concluded all materials will match when completed. Mrs. Swenson asked Mrs. Crowe the type of roofing materials that will be used. Mrs. Crowe responded the current plan is to re -roof the addition to match the existing roofing, adding if this is not visually pleasing the entire roof will be replaced. Mrs. Crowe said they are willing to work with Mr. Gary Nyberg of the Heritage Preservation Board on roofing materials. Mr. Byron said in this opinion this is a very beautiful lot in Edina and he is satisfied that the proposed addition will not negatively impact the area. Mr. Byron moved approval of a 2.25 foot west sideyard setback variance and a five foot west sideyard setback variance for living space, subject to the plans presented, the use of matching materials, and that the attic storage area remain accessible from the garage only. Mrs. Bergman seconded the motion. All voted aye; motion carried. B-97-2 Marshall and Lenore Everson 4619 Edina Boulevard Lot 10, Block 10, Country Club District Zoning: R-1 Request: A 3.2 foot sideyard setback variance for a familyroom addition Ms. Aaker informed the Board the subject property is located on the east side of Edina Boulevard consisting of a two story Mediterranean style home with attached two car garage. The homeowners are proposing to add a second story above the flat roofed garage and a family room, kitchen, powder room and mud room addition to the main floor of the home. The first floor addition will replace a 3 1970's addition of a small combination family room/eating area and upstairs bathroom. The addition requires a south sideyard setback variance. The closest corner of the addition is 1.8 feet from the property boundary. The requirement for setback is five feet. The area of encroachment includes the fireplace, wood storage bin, and back corner of the family room. Ms. Aaker concluded that while staff can appreciate the applicants desire to preserve rearyard area, it would appear that the addition could be accommodated with conforming setbacks. Staff cannot support the request for variance. The proponents, Marshall and Lenore Everson were present. Mrs. Bergman asked Ms. Aaker if she knows the dimensions of the proposed family room. Ms. Aaker said the addition is 22 feet deep and about 20 feet wide With the wood storage, fireplace and television area another three feet. Mr. Everson explained because of their galley type kitchen which includes an island the layout, the proposed family room is configured to respond to the kitchen orientation. Mr. Lewis asked if the wood storage area were to be removed would the proposal comply. Ms. Aaker responded that it would not comply even with removal of the wood storage area. Mr. Byron asked if the setback for living space in this instance is 5 feet. Ms Aaker said that is correct. The addition is a one story addition so height is not an issue, and because the lot is under 75 feet in width the sideyard setback is 5 feet for living space as well as garage space. Mrs. Swenson asked if after the addition lot coverage is OK. Ms. Aaker said after the addition is completed there will be little room for any more additions. Ms. Aaker noted the addition brings lot coverage just shy of the 2,250 square foot limitation. Mrs. Bergman asked the proponents if they have reviewed their plans with the neighbor to the south. Ms. Aaker addressed the question and pointed out the south neighbor has issued a letter of support. Mrs. Bergman questioned if the proposed addition falls into line with the garage. Ms. Aaker said the garage goes farther back. Mrs. Swenson in reference to the proposed egress windows being place so close to the property line noted there could be a potential for water run-off problems that could flood the egress windows. 4 Ms. Aaker explained water run-off is to be maintained on the property, which can be accomplished by gutters and directional downspouts, adding they may have to speak with their neighbors if that becomes an issue. Mr. Lewis informed the proponents, the Engineering Department also reviews all plans and addresses drainage concerns if any are noted. Mrs. Bergman complimented the proponents on the addition, adding it is beautiful, with a thoughtful design, but she has a problem with living space being so close to a property line. She stated she cannot remember approving living space this close to a common property boundary. Mrs. Swenson agreed. She stated she cannot support the request as presented. Mr. Everson said previous owners also desired to add on -to the home, but because of the placement of the neighboring properties it is very difficult. Mr. Everson said if we were to expand out into the rearyard area there would be no rearyard, and the proposal as presented is less impacting to the south neighbor, noting they support the request as submitted. Continuing, Mr. Everson commented on the egress window adding he is not sure how that issue can be resolved. He said to meet code requirements the egress window has to be so wide and deep. Mr. Lewis said in listening to Board Members this evening what you are proposing will not be approved. Mr. Lewis asked Mr. Everson if they have considered other options, adding this Board can extend your request for a certain amount of time to allow for redesign. Mr. Byron said he agrees with the comments expressed thus far this evening, adding he also struggles with the request, and living space constructed so close to a common property boundary. Mr. Byron reiterated in his opinion the proposed addition is just too close. Continuing, Mr. Byron pointed out if we continue your request to another variance meeting the process is on-going and there is no need to re -apply. Mr. Byron also explained if you do not want us to continue the hearing, and the variance request is denied, you have the option of appealing our decision to the City Council. Mrs. Bergman reiterated the design of the addition is beautiful, but she believes it can be pulled farther in to allow more spacing between structures. The proponents discussed the options available to them to either continue the hearing, or have the request denied and appeal to Council for approval. They agreed to continue the hearing to the next Zoning Board meeting. w Mr. Byron moved to continue the variance hearing to the February 20, 1997, Zoning Board meeting. Mrs. Swenson seconded the motion. All voted aye; motion carried. Mrs. Swenson asked Ms. Aaker if the exterior fireplace can encroach into a setback area. Ms. Aaker said a fireplace can encroach into a setback, but can be no closer than three feet from a side property boundary. B-97-3 Lynn and Mike Wagner 4506 Wooddale Avenue Lot 17, Block 7, Country Club District Brown Section Zoning: R-1 Request: A 4.9 foot north sideyard setback variance Ms. Aaker presented her staff report noting the subject property is located on the west side of Wooddale Avenue between Sunnyside Road and Bridge Street. The property consists of a two story Tudor style home with an attached two car garage. The homeowners are hoping to convert the existing rearyard attached garage into a family room and add a detached two car garage to be located in the southwest corner of the property. The existing garage is located 5.1 feet from the north property boundary. The required setback for a garage is 5 feet however, the required setback for living space is 10 feet. Conversion of the existing structure to living space requires a 4.9 foot variance. Access to the new garage will be accomplished by extending the existing driveway. Ms. Aaker concluded given the spacing between structures and the off -set location of living areas and given that the garage is an existing structure proposed for conversion, staff supports the request. Staff would suggest that the approval be tied to the plans presented. The proponent Mr. Wagner was present. Mrs. Swenson asked Mr. Wagner is there is a stairway in the rear. Mr. Wagner responded there is a stairway is the rear. Mr. Lewis asked Ms. Aaker if lot coverage could become an issue on this lot. Mr. Aaker explained the lot is large for the district and in this instance lot coverage is not an issue. Mr. Byron noted presently there is living space above the garage so impact is minimal. Mrs. Bergman agreed. Mr. Byron moved variance approval subject to the plans presented. Mrs. Bergman seconded the motion. Mrs. Swenson asked Mr. Wagner if he plans on using like materials. She added the house is beautiful and would like to see it maintained. Mr. Wagner said everything will be done to match what exists. Mr. Wagner informed members it is hard to match the existing brick. Mrs. Swenson suggested when the new windows are installed it may be possible to re -use those bricks. Mr. Wagner acknowledged that as a possibility commenting they may have to use a mix of stucco and brick. Mrs. Swenson asked Mr. Wagner if he would be willing to stucco the porch. Mr. Wagner said their plan is to stucco the porch and add brick accents. Mr. Byron interjected and agreed with Mrs. Swensons comment that the house is beautiful in design adding he does not want materials to clash. The vote was called, all voted aye; motion carried. 11. AD1OU RNMENT: The meeting adjourned at 6:40 p.m. dV� ��t MIQ� ieHoogenakke VA