HomeMy WebLinkAbout1998 04-02 Zoning Board of Appeals Meeting Miutes RegularMINUTES OF THE REGULAR MEETING OF
THE EDINA ZONING BOARD OF APPEALS
THURSDAY, APRIL 2,1998,5:30 P.M.
EDINA CITY HALL MANAGER'S CONFERNCE ROOM
MEMBERS PRESENT: Acting Chair Ann Swenson, Meg Mannix, Don Patton
MEMBERS ABSENT: Rose Mary Utne and John Lonsbury
STAFF PRESENT: Kris Aaker, Jackie Hoogenakker
I. APPROVAL OF THE MINUTES:
The minutes of the October 2, 1997, meeting were filed as submitted.
I. NEW BUSINESS:
B-98-11 Karen Kelly
4232 Valley View Road
Lot 3, Block 1, Woodhill Addition
Request: A 3.5 foot sideyard setback variance
The subject property is located on the east side of Valley View Road consisting
of a one story side-by-side double dwelling unit. The subject home is the south unit of
the double bungalow. The homeowner is hoping to add to the south of the home to
accomplish a family room adjacent to the kitchen.
The home is only one half of the entire structure limiting allowable expansion
options. The kitchen is located in the middle of the unit with the living room towards the
front and the bedrooms in the back.
The homeowner has indicated that the addition which includes a family room,
eating area and an entry door to access the garage can only be located on the
southside of the home adjacent to the kitchen. A living space addition to the back of
the home would not be beneficial due to the existing floor plan (see attached floor
plan). The addition is 12 feet in depth and 18 feet in width and will encroach 3.5 feet
into the minimum 10 foot setback.
In conclusion, Ms. Aaker stated the proposed variance is minimal in scope and
scale, would not adversely affect adjacent property owners and would greatly improve
the living space of the structure. Staff supports the request as submitted.
The proponent, Ms. Kelly was present.
Mr. Patton asked Ms. Aaker how many units are served by the present driveway.
Ms. Aaker said the driveway is shared with the neighboring double. Four units are
served by one driveway.
Mr. Patton questioned if a driveway needs to maintain setbacks. Ms. Aaker said
there is no setback for driveways.
Mrs. Swenson asked Ms. Kelly if the proposed addition will be constructed with
the same exterior materials as the existing structure. Ms. Kelly said all materials will
match the existing building.
Mrs. Swenson questioned the garage, and asked if the garage in the rear is
shared. Ms. Kelly said the garage is a 2 % stall garage and each unit has a stall.
The Board was in agreement the proposal will enlarge interior living area and
will not negatively impact the neighbor to the south.
Ms. 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-98-12 Edward T. Kuffel
5200 Windsor Avenue
Lot 1, Block 5, Westchester Knolls
Request: A 3.5 foot front/sidestreet setback variance for
a porch and study addition and a 3.83 foot
front/side street variance for two bay windows
extending to the floor
Ms. Aaker informed the Board the subject property is a corner lot located west of
Windsor Avenue and north of Code Avenue. The front of the home faces Code
Avenue, however, the home addresses from Windsor Avenue. The subject home is a
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rambler with the proposed project consisting of a porch and study extending from the
south wall.
Ms. Aaker pointed out review of the neighborhood indicates that the subject
home "faces" towards Code Avenue and seems to identify with those homes along
Code Avenue and Richmond Drive, more so than with the two homes facing Windsor
Avenue. Spacing between the subject home and 5204 Windsor Avenue to the west will
be approximately 27 feet. The proposed 29 foot setback will be only one foot less than
the setback provided by 5208 Windsor Avenue. (The farthest home to the west out of
the three facing Windsor).
Ms. Aaker concluded the home appears to identify with homes fronting Code
Avenue and Richmond Drive, however, frontyard setback is established by homes
fronting Windsor Avenue. The established setbacks make it difficult to add onto the
home. Staff believes the spacing between the subject home and the most affected
neighbor is more than adequate. Staff believes the variance would have minimal
impact and would therefore recommend approval based on the plans submitted.
The proponent, Mr. Kuffel was present to respond to questions.
Mr. Patton said he has a question regarding the address of the home, and asked
if the house originally faced Windsor Avenue. Ms. Aaker said the house has always
faced Richmond Drive, agreeing the Windsor Avenue address is confusing.
The Board was in agreement the proposal as submitted is minimal in scope and
scale, and does not impact the adjoining neighbors.
Mr. Patton moved variance approval subject to the plans presented and the use
of matching materials. Ms. Mannix seconded the motion. All voted aye; motion carried.
B-98-13 Steve and Elizabeth Smith
5201 Kellogg Avenue
Lots 1 & 2, Block 2
South Harriet Park
Request: A 15 foot rearyard setback variance for an attached
three car garage
Ms. Aaker informed the Board the subject property is located on the corner of
Kellogg Avenue and West 52nd Street consisting of a two story home with an attached
two car garage. The homeowners are hoping to convert their existing garage on the
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first floor into living space to include a family/media room. They also plan to add a
porch, mudroom, and attached three car garage to the main floor. The plan includes a
study alcove and bedroom above the existing garage and a bathroom and bedroom are
proposed over a portion of the new garage.
Ms. Aaker stated staff acknowledges the challenges of improving the home
given the required setbacks imposed upon the property and believes there is hardship
established. Staff also appreciates that even though the parcel consists of two lots, it's
buildable area is fairly restricted. Staff believes the design is consistent with the
architectural features of the existing structure and it would appear that thoughtful
consideration was given to detail. Ms. Aaker added staff does however struggle with
the magnitude of the variance and the proposed three stall garage: Ms. Aaker
concluded staff was unable to identify a similar three car garage within the vicinity of
the Kellogg and West 52nd Street corner or along Kellogg, Oaklawn or Brookview
Avenues.
The proponents, Mr. and Mrs. Smith were present.
Mr. Patton noted the lot in question is large, and questioned if the rearyard is of
any value. Mr. Smith explained the house addresses off Kellogg Avenue, but the
house is situated in such a way that the West 52nd Street side or Kellogg (front) are the
areas that offer the most "play" or recreational space.
Mr. Smith pointed out the "shed" attached to the house is in need of repair, and
asked Ms. Aaker if the shed required a variance. Ms. Aaker said the property owner at
the time the shed was constructed probably did not apply for a permit. She
acknowledged the shed is in need of repair.
Mr. Smith said in his opinion the proposed remodel of the house is in keeping
with the architecture of the house, and addresses their need for more storage and living
area. Mr. Smith added it is very important to him that the addition is sensitive to the
area, and style of the existing home. Mrs. Smith interjected she believes they face a
hardship because they are a corner lot, double lot. She pointed out much of their yard
is deemed unusable because of the restricting setbacks. Mrs. Smith also pointed out
privacy is an issue because the property, and house, are so open to everyone.
Mr. Patton agreed there is a hardship on this property because of the original
placement of the house. He pointed out the majority of homes in the area have
rectangular lots, and can "built back" without "being seen" from the frontstreet. This lot
is not afforded that option. Mr. Patton concluded he does not have a problem with a
third garage stall, but acknowledged when one views the proposal there is a feeling of
magnitude.
Mr. Smith interjected he is not sure they will add the last door, which will cut
back on the magnitude of the proposed expansion.
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Mrs. Mannix said in her opinion the architectural integrity of the house is
maintained with the present design, but the last garage stall may be too much, and out
of character for the area. She added she recognizes the lot is a double lot, and the
subject house is one of the largest in the area.
Mr. Smith said he understands that position, adding he feels he would at
minimum want a 2'/2 stall garage.
A discussion ensued with Board Members in agreement that careful detail was
made in protecting the character of the existing house which is commendable, however,
three garage stalls in this neighborhood appears to be too much.
Mrs. Swenson said she cannot support the three stall garage, and reiterated she
is pleased with the architectural quality of the proposed addition. Mrs. Swenson
acknowledged the lot in question is very difficult, and does present a hardship.
Continuing, Mrs. Swenson said she toured the neighborhood, agreeing with staff's
position that the immediate area is comprised of homes with two stall garages.
Mr. Patton suggested tabling the request allowing the proponents time to digest
the issues discussed this evening. Mr. Patton reiterated he can support the proposal
for a three car garage. He observed the third stall could be moved forward. He pointed
out neighborhoods are changing, and having vehicles parked inside, instead of outside,
is a good goal to try to achieve. Continuing, Mr. Patton suggested removing the "shed",
to reduce the massing, and work with your architect to reduce the mass in some way,
while achieving your goals.
Mr. Smith explained when planning the additions they did not know how difficult
their lot would be. He pointed out there is minimal expansion area on their lot, and
almost any expansion would require a variance. He added until recently he was not
aware of any objections to the proposal from neighbors.
Mrs. Swenson noted letters of concern were submitted by adjoining neighbors,
adding it appears those neighbors are not present this evening.
Mr. Patton moved to table this issue until the meeting of June 4, 1998. Mrs.
Mannix seconded the motion. All voted aye; motion carried.
III. ADJOURNMENT:
The meeting was adjourned at 6:30 p.m.
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