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HomeMy WebLinkAbout1998 02-05 Zoning Board of Appeals Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE EDINA ZONING BOARD OF APPEALS THURSDAY, FEBRUARY 5,1998,5:30 P.M. MANAGER'S CONFERENCE ROOM MEMBERS PRESENT: Acting Chair, John Lonsbury, Don Patton & Meg Mannix MEMBERS ABSENT: Rose Mary Utne, Ann Swenson I. APPROVAL OF THE MINUTES: The minutes of the October 2, 1997, meeting were filed as submitted. II. NEW BUSINESS: B-98-3 Michael C. DeMoss 4521 Gilford Drive Lot 6, Block 5, South Garden Estates 4t1 Addition Request: A 13 inch sideyard setback variance for a cantilevered "bump -out" for a breakfront Ms. Aaker informed the Board the subject property is located on the south side of Gilford Drive consisting of a two story home with attached two car garage. The homeowners had applied for a permit to add onto the west side of their home. The addition consists of a 16 inch by 6 foot "bump out" to accommodate a breakfront in the dining room area. The cantilevered extension would project into the minimum 10 foot setback by 13 inches. The homeowner was unaware the cantilevered extension would be subject to setback requirements. Ms. Aaker explained the addition is to accommodate a breakfront in the dining room that otherwise would not fit into the room. The bump -out would actually encroach into the sideyard setback less than an existing fire place chimney. The chimney extends twenty four inches beyond the side wall of the home. Ms. Aaker pointed out City Ordinances allow for the encroachment of overhanging eaves, fireplace chimneys and bay windows not extending to the floor into the minimum sideyard setback. The proposal does not fit as an exception to the requirements. Ms. Aaker concluded the proposed addition is minimal in scope and scale and will not be located any closer to the sideyard than an existing chimney. Staff supports the request as submitted. The proponents, Mr. and Mrs. DeMoss were present to respond to questions. Mr. Demoss addressed the Board, and informed them the neighbor most impacted does not object to the expansion plans. Mrs. Mannix moved variance approval subject to the plans presented, and the use of like materials. Mr. Patton seconded the motion. All voted aye; motion carried. B-98-4 William and Jane Meller 5509 Wooddale Avenue Lot 18, Block 11, South Harriet Park Request: A 1.425 foot sideyard setback variance for a dormer addition Ms. Aaker informed the Board the subject property is located on the east side of Wooddale Avenue consisting of a 1 '/2 story home with attached garage. The homeowners applied for a building permit to add a shed dormer to the back of their home. The Zoning Ordinance allows for a minimum five foot setback for properties that have lot widths of less than 75 feet, however, sideyard setback must be increased six inches for each one foot average building height exceeds 15 feet. The proposed dormer will increase the sidewall height of the building so that it would require a minimum setback of 7.2 feet. The property provides a sideyard setback of 5.7 feet. Ms. Aaker stated the applicant had thought that the shed dormer addition would comply with the Zoning Ordinance requirements since no increase in building footprint would occur. Ms. Aaker pointed out the addition will only be visible from the back and sideyards. The front facade will not change from the existing conditions. Adequate spacing will still be maintained by the addition. Ms. Aaker concluded the addition is minimal in scope and scale, will not reduce existing the setback, and should not impact neighboring properties to a significant degree. Staff supports the request as submitted. The proponents Mr. and Mrs. Meller were present. f: After a brief discussion Mr. Patton moved variance approval subject to the plans presented and the use of matching materials. Mrs. Mannix seconded the motion. All voted aye; motion carried. B-98-5 Bill and Meridith Davis 6616 Cornelia Drive Lot 4, Block 1, Southdale Ist Request: A 36 foot setback variance to allow an addition adjacent to Lake Cornelia Ms. Aaker reported the subject property is located on the west side of Cornelia Drive consisting of a walkout rambler with attached two car garage that backs up to Lake Cornelia. The applicants are purchasing the property from their parents with the plan of renovating it and adding on to the backside of the home. The homeowners had contemplated adding a second story to the home that would avoid reducing setback to the lake, however, felt it would not reflect the character of the neighborhood. Most of the homes in the neighborhood are ramblers. The addition is an 8 foot extension of the midsection of the back wall of the home to accommodate an expanded great room and dining room. Ms. Aaker pointed out the Ordinance requires a minimum 75 foot setback from structures adjacent to Lake Cornelia. The home is currently located 47 feet to the lake edge. The existing home does not conform to the Ordinance standards, so any new addition would also not conform. The actual setback required from the lake edge allows for only a small portion of the front of the house to be in conformance with the Ordinance. Ms. Aaker explained in 1992, the Department of Natural Resources mandated that the City adopt their minimum setback standard from lakes, ponds, and streams. Prior to the amendment, the setback requirement was 25 feet. Review of property within the neighborhood reveals there are many homes that currently do not meet the 75 foot requirement. Ms. Aaker pointed out It would appear that any addition to the home would require a variance. The proposed 8 foot extension would be centered along the back wall and would be elevated on posts with no living area below. Staff believes the current Ordinance imposes a hardship on the property. Mr. Gary Aulik, representing the proponents, Mr. and Mrs. Davis was present. 3 Mr. Patton asked Mr. Aulik if he is aware of any existing or past water problems. Mr. Aulik explained Mr. Davis grew up in the subject house, and in 1987, and I believe again in 1992, the house sustained water damage, and Mr. Davis helped his parents "bail out" the lower level. Continuing, Mr. Aulik explained sometime after 1992 the City undertook a major overhaul of the drainage system in the area, and since that time the property has not suffered more water damage. Mr. Patton acknowledged that noting can be added to this house because it is already non -conforming. Ms. Aaker said that is correct. She reiterated the house now is almost completely within the 75 foot setback required from Lake Cornelia. Mrs. Mannix said given the position of the DNR, it was environmentally sensitive that the proposed addition will be constructed on stilts. The introduction of the addition on stilts results in an less impacting profile and rearview. Mr. Aulik agreed. He pointed out from the rear the proposed addition, appears "lighter", "airy" because it is on stilts. Mr. Aulik concluded the proponents wanted special attention paid to the environment when plans for the proposed renovations were drawn. Mrs. Mannix moved variance approval subject to the plans presented, and the use of matching materials. Mr. Patton seconded the motion. All voted aye; motion carried. B-98-6 Jan & Michael Rosman/M. Kawell 4602 Golf Terrace West 42 feet of Lot 1, and the east 34 feet of Lot 2, Block 3, Hansen and Parks, 15t Addition Country Club District Request: A 4.75' frontyard setback variance for front overhang with columns and a 5.05 foot sideyard setback variance for a second story addition Ms. Aaker explained the subject property is located on the north side of Golf Terrace consisting of a two story brick colonial style home with an attached two car garage. The homeowners are proposing an addition to their house and will be remodeling much of the interior of their home as well. All of the improvements proposed conform to the Ordinance requirements with the exception of the proposed front covered stoop and an addition above the porch located on the west side of the home that would accommodate a closet. The architect has indicated that the addition 51 to the back of the home will conform to the setback standards and lot coverage requirements will not be exceeded. The lot coverage upon completion would be exactly 25%. No further addition to the building footprint would be allowed nor would any accessory structures be allowed on the site. Ms. Aaker said the homeowners are hoping to put an overhang with posts over their front stoop. The overhang would afford some protection from the elements while accomplishing a "dressed up" facade. Review of the neighborhood indicates that a number of homes along the block have similar front entries with posts. Overhangs with posts have been a popular addition to homes lately, with a number of variances recently granted for similar proposals. Ms. Aaker explained regarding the rebuilding of the porch and addition of the closet above, it should be noted that the existing porch is non -conforming in terms of sideyard setback. The existing porch is 6.83 feet from the side lot line instead of the required 10 feet. The plan includes the extension of a closet over the porch area that will now be converted into an office. Ms. Aaker pointed out the property adjacent to the west consists of a home that is located 55 feet to the side lot line. Spacing between the subject home and the home to the west would be 61.83 feet. No change in setback will occur. Ms. Aaker concluded staff supports the front entry with posts subject to it remaining unenclosed. Regarding the porch rebuild and the addition of the closet above, staff believes the spacing between the subject home the property to the west is more than adequate and therefore can support the request. Mr. Mark Howell, architect was present representing the property owners. Mr. Howell presented to Board members revised plans that reduce the mass of the additions. Mr. Howell acknowledged the "old" plans conformed, except for the front entryway, and that is still the case. Mr. Howell said he wanted the Board to note the proposed family room and proposed breakfast area have been redesigned, and reduced. Concluding, Mr. Howell stated a variance is still required for the proposed front entryway. Mr. Patton moved for variance approval subject to the plans presented. Mrs. Mannix seconded the motion. All voted aye; motion carried. III. ADJOURNMENT: The meeting adjourned at 6:00 p.m.