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HomeMy WebLinkAbout1997 05-01 Zoning Board of Appeals Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE EDINA ZONING BOARD OF APPEALS HELD ON THURSDAY, MAY 1, 1997, AT 5:30 P.M. EDINA CITY HALL MANAGER'S CONFERENCE ROOM MEMBERS PRESENT: Acting Chair Rose Mary Utne, Chuck Ingwalson, William Skallerud, Don Patton MEMBERS ABSENT: David Runyan 1. APPROVAL OF THE MINUTES: The minutes of the March 6, 1997, meeting were filed as submitted. 11. NEW BUSINESS: B-97-12 Andrew T. Gardner 5045 Bedford Avenue Lot 15, Block 3, Brookside Heights Request: A 15 foot sidestreet setback variance to replace an exiting non -conforming garage Ms. Aaker informed the Board the subject property is a corner lot located in the northeast corner of Bedford Avenue and West 51 st Street. The property consists of a 1 Y2 story home with a detached two car garage facing south. The homeowners are hoping to replace their existing non -conforming garage with a new detached two car garage. The existing detached garage is located literally on the south lot line. The homeowners would like to replace the garage with an increased setback from the south lot line. The proposed setback would be five feet to the south lot line. Ms. Aaker pointed out the existing two car garage is located approximately on the south lot line. A five foot setback would improve an already existing non -conforming situation. The Zoning Ordinance indicates that non- conforming buildings may be repaired, maintained and internally remodeled to an extent and in a manner that it is not added to or enlarged in any manner without conforming to the Ordinance requirement. The garage has deteriorated to the point where it needs replacement. Removal of the garage triggers the 20 foot sidestreet setback requirement. The homeowners are proposing to use the existing curb cut access from West 51" Street. The only perceivable changes from the existing conditions will be that the new garage will be slightly larger and farther from West 51St Street. Ms. Aaker concluded given that the proposed garage will be improving an existing non -conforming situation and given that the existing structure could be maintained at the existing setback staff is supportive of the request. The proponents Mr. and Mrs. Gardner were present. Mr. Ingwalson stated he viewed the property, and noted at present the garage is in need of major repair. He added what is proposed is an improvement, reduces the non -conformity of the garage, concluding he can support the variance request as submitted. Mr. Ingwalson moved variance approval subject to the plans presented, and the use of matching materials. Mr. Skallerud seconded the motion. All voted aye; motion carried. B-97-13 Douglas C. Mangel 4432 Garrison Lane Request: A 10 foot north setback variance from a ponding area for an expansion to the home Ms. Aaker told the Board the subject property is located on the north side of Garrison Lane consisting of a one story home with a detached garage. The homeowner is hoping to replace the one car garage with a two stall garage and to add on to the home to include attaching the new garage. The home backs up to a ponding area requiring a 50 foot setback. In 1994, the homeowner received a frontyard setback variance to build a two car garage in line with the front wall of the home. The variance was not acted upon and has since lapsed. The homeowner has redesigned the project so that a frontyard setback variance is no longer necessary, however, adding onto the home and attaching the garage reduces the setback to the rearyard pond. Ms. Aaker explained review of the survey indicates the rear wall of the home is not parallel to the pond so that adding onto the house reduces setback to the pond. The property owner is proposing a 40 foot setback to the pond. It is evident that nearly any addition beside or behind the home would require a variance from the 50 foot pond setback. 2 Ms. Aaker pointed out In 1994, the Zoning Board acknowledged that the site was limited in terms of expansion options and that a variance was warranted. The homeowner has modified the plan so that it no longer encroaches into the frontyard area. Ms. Aaker concluded the site is limited regarding home expansion. Staff supports the request as submitted. The proponent, Mr. Mangel was present to respond to questions from the Board. Mr. Mangel addressed the Board informing them in his opinion, this plan works better, and is aesthetically superior to the plan that received previous approval. He explained because of the pond, and the positioning of this home it became difficult to achieve any type of addition to the home/garage without requiring some form of variance. Mr. Mangel said in the past it was evident to him Edina is very protective of its front streetscape, and in reviewing the situation, it was decided going off the rear made more sense. Mr. Skallerud stated in his opinion the renovation plans are very ambitious, but if accomplished according to the plans presented should not negatively impact the neighborhood. Mr. Skallerud asked the proponent if he will go through with this plan. Mr. Mangel stated he has every intention of constructing the garage/living space addition within the one year time frame. Mr. Skallerud moved variance approval subject to the plans presented and the use of matching materials. Mr. Ingwalson seconded the motion. All voted aye; motion carried. B-97-14 Ron Clark Construction 23 Circle West Lot 1, Block 1, Hilldale Request: A 14 foot frontyard setback variance to allow plan modification of a new home to an approved front - yard setback variance Ms. Aaker informed the Board the subject property is located on the west side of Circle West and is currently a vacant lot. In August of 1996, the property received a variance for frontyard setback to allow a new home to be constructed with a 30 foot frontyard setback. t1 Ms. Aaker pointed out the proposed home approved for variance was a one story home with a south facing garage. The plans currently submitted for review indicate a two story home with a smaller building footprint than the previous plan and a north facing garage. The variance approved in 1996 was subject to the plans presented, so any modification to the plans must be reviewed by the Zoning Board. Ms. Aaker explained the proposed plan will occupy much less lot area than the previous plan. It should be noted that the variance for the approved plan may still be utilized. The previous submittal was approved given that the original house that had been located on the lot and subsequently torn down was located 15 feet to the front lot line. The building foot print depth is limited given the required 50 foot setback to the wetland edge. The new home plan fits comfortably within the building envelope established at the 1996 variance hearing. Ms. Aaker concluded the proponent has submitted altered plans for 23 Circle West and is requesting Board approval of a change in plans. Staff is supportive of the request given that it stays within the previously approved building envelope and given that the footprint is smaller. Staff would recommend approval subject to the plans presented. A representative for Mr. Clark was present to respond to questions. Mr. Patton asked if any neighbors expressed concern that the home is now changing from a one to two story home. Ms. Aaker responded to date staff has not received any objections to the project, and noted the letter of support from a nearby property owner. Mr. Skallerud noted while the house style is different, this plan has a reduced footprint which creates more spacing between neighboring homes. Mr. Ingwalson interjected in his opinion he feels the relocation of the garage in this plan is superior to the earlier garage location. He concluded by indicating he likes the garage facing opposite of the original proposal. Mr. Patton moved variance approval subject to the plans presented, noting the proposed home has been shifted two feet north. Mr. Skallerud seconded the motion. All voted aye; motion carried. 2 B-97-15 Terry and Rita Towey 5006 Bruce Avenue Lot 22, Block 1, Brucewood Request: A 1.997 foot sideyard setback variance Ms. Aaker informed the Board the subject property is located on the west side of Bruce Avenue consisting of a two story colonial style home with an attached garage located behind the home, loading from the north. The homeowners have indicated that they would like to convert their existing garage into a family room, mudroom and closet and add a new side entry and front loading garage. To accomplish the garage addition requires a sideyard setback variance of approximately two feet. Ms. Aaker pointed out the property is a deep lot that backs up the Minnehaha Creek. While it appears that there is ample lot area, the lot is narrow along the street gradually flaring out to the rear lot line. The location of the garage directly behind the home hampers design options into the rear yard and the lot width reduces options to expand closer to the side lot lines. The new front loading garage is 17 feet in width, which is narrow given current two stall garage standards. The depth of the garage is 34 feet which allows for an easier fit for two cars. It should be noted that the front corner of the garage requires a variance, however, the lot line angles away from the garage sidewall with the back corner of the garage located 7.5 feet to the side lot line well behind the five foot requirement. Ms. Aaker concluded given the limited expansion opportunities regarding the site, staff can support the request subject to the use of matching materials The proponents, Mr. and Mr. Towey were present. Mr. Towey said they plan to match the front with matching brick ,and the sides with cedar shake siding. Mr. Towey said he believes the proposed addition will blend well with the existing home. Mr. Patton asked Mr. Towey if he believes there will be enough room to navigate the vehicles when entering/exiting the garage. He added he wants them to be sure there is adequate spacing, because as he views it, it will be 5 tight. Mr. Towey agreed that the garage is still tight, but the extra depth should help. Mr. Ingwalson stated he likes the plan, but is a bit disappointed the entire addition will not be brick. Mr. Skallerud moved variance approval subject to the plans presented and the use of brick and cedar shake siding on the addition. Mr. Patton seconded the motion. All voted aye; motion carried. B-97-16 Paul Zdechlik 5800 Zenith Avenue Lot 1, Block 3, Harriet Manor 2"d Addition Request: A 10 foot sidestreet setback variance Ms. Aaker pointed out the subject property is a corner lot located on the west side of Zenith Avenue, just south of West 53rd Street. The home consists of a walkout rambler with a tuck under tandem garage. The garage had originally been a tuck under one stall garage, however, a 9 foot extension was added in 1953 to allow for two cars. The north building wall of the home is located five feet to the north property boundary. The homeowners are hoping to replace the 9'X14' garage extension with a 22'X20' garage addition. Ms. Aaker explained the addition requires a variance because the homeowners hope to maintain the existing non -conforming five foot north sidestreet setback. Ms. Aaker stated the homeowners have indicated that their 1953 garage addition is now structurally unsound and must be rebuilt. It is their desire to replace the extension with a two stall side -by side garage. Their intention is to leave the existing one car tuck -under portion to use as storage area. The existing laundry room exterior door would become a door into the new garage. Ms. Aaker reported the home was built in 1952, prior to our current ordinance standards. The lot is a narrow corner lot, with limited expansion options. The homeowners are trying to preserve as much rearyard as possible. The driveway extends from the alley to the existing garage and will continue to do so with the new garage. Forcing the garage deeper into the yard would reduce usable rearyard. Ms. Aaker concluded given that the homeowners are hoping to just extend an existing non -conforming building wall, and given the limited expansion opportunity regarding a corner lot, staff supports the request as submitted. • The proponent Mr. Paul Zdechlik was present to respond to questions. Board Members were in agreement that the proposal makes sense, indicating they do not have any problems with the proposal as submitted. Mr. Patton moved approval subject to the plans presented, and the use of matching materials. Mr. Ingwalson seconded the motion. All voted aye; motion carried. III. ADJOURNMENT: The meeting adjourned at 6:10 p.m. 7