CITY OF CHARLEVOIX
BOARD OF APPEALS
Minutes
Wednesday, July 21, 1999
City Hall -- City Council Chambers
7:00 p.m.
A) CALL TO ORDER
The meeting was called to order by Chairman Withrow at 7:05 p.m.
B) ROLL CALL
Members present: Withrow, Linse, Staley,
Members Absent: Carlson, Gengle, Smith & Lenhart
Others present: Dianne M. Manore, Zoning Administrator
C) DESIGNATION OF ALTERNATES
Mr. Gengle was designated as alternate
D) APPROVAL OF MINUTES
The Minutes of June 16, 1999 were approved as presented.
E) APPROVAL OF AGENDA
The agenda was approved as submitted
F) INQUIRY INTO POTENTIAL CONFLICTS OF INTEREST
None
G) PUBLIC HEARINGS
1. Erskine - 308 Park Avenue - Case #99-20ZBA - Variance
Staff indicated that one letter of support was received for Case #99-20ZBA.
Mr. Erskine stated the purpose of this meeting is to justify the requested variance to
increase the roof overhang of the Earl Young cottage located at 308 Park Avenue.
He pointed out that Earl Young homes are one of Charlevoix's treasures. The Applicants would like to restore this cottage to a very good condition. This cottage has been rented out for a number of years. It has a non-standard asphalt roof (in the Earl Young sense).
The roof leaks and there has been exterior water damage to the windows and the stone
walls. We have contracted with the Hawkins Brothers to install a cedar shake roof in the
Earl Young style. This company also installed the roof on the house located at #1
Thistledown under the supervision of Virginia Olson. A first class job will be done on this
cottage.
Mr. Erskine stated he proposes to increase the overhang on three sides of the cottage to
one (1') foot. The rear of the cottage already contains an overhang and will not change.
He pointed out that the Earl Young home located at 302 Park Avenue contains overhangs
and that the home does not have exterior water damage. Due to the existing minimal
overhang of 1-2", rainwater exiting the roof wets with windows and walls of the house.
The slope of the roof is so shallow that the water does not leave the roof at a very high
velocity. During cold weather, this water within the rocks will freeze and expand which
cracks the rock, causing surface of the stone to flake off. The windows, frames and sills
are all being damaged.
Mr. Erskine stated that due to water decay, many of the window frames have been
replaced. Some of the stone sills have also been damaged. By extending the roof
overhang by one (1') foot, this damage can be significantly reduced. Mr. & Mrs. Feldman
of 306 Park Avenue have verbally endorsed this project.
Mr. Staley asked the dimensions of the requested variance. Staff stated the variance
would be for 6.4'. There were no further questions for the Applicant.
Mr. Withrow reviewed the findings of fact and special findings of fact. Mr. Withrow stated
that the findings of fact have been met. Special finding #3 would apply and that similar
variances have been granted in the R-2 district.
SIMILAR VARIANCES:
| SIMILAR R-2 VARIANCES | ||||||||
| CASE
# |
NAME | ZONE | ADDRESS | LOT
COV |
SIDE
YARD |
REAR
YARD |
LOT
SIZE |
REASON |
| 99-01 | County Jail | R-2 | 1000 Grant | .084% | 30' | N/A | 321,982 | Addition |
| 98-29 | Feldman | R-2 | 306 Park | 26.9% | 7.5' | N/A | 14,306.9 | Garage |
|
98-23 |
Gaskin |
R-2 |
404 Park |
lot 6.98%
rear 9.4% |
10'11" |
25'4"
& 10' |
4,851 |
Deck Shed |
| 96-03 | Wm. Bellows | R-2 | 507 State | 16%
(rear) |
9'6" | 5'6" | 9,930.9 | Access
Bldg |
| 96-04 | Haberman | R-2 | 306 Clinton | 8' | 10' | Conf. Lot | Det.
Garage | |
| 95-25 | Lori Warner | R-2 | 303 Mason | 4% | 5' | N/A | 6,649.5 | Att.
Garage |
| 94-17 | Bev. Southern | R-2 | 108 Palmer | 8.4% | 9' | N/A | 4,686 | Dist. Bet
Bldgs. |
| 92-15 | Bogart | R-2 | 306 Mason | 8' | N/A | 6,000 | Expand
Garage | |
| 92-12 | Larry Cross | R-2 | 103 E. Lincoln | 2% | 4' | N/A | 6,000 | Det.
garage |
| 88-08 | Jensen | R-2 | 110 Palmer | 12.88% | 7' | 2' | 4,338 | Garage |
| 87-46 | Smith | R-2 | 309/311 W. Garfield | 7' | N/A | |||
| 87-27 | Hawkins | R-2 | 213 E. Garfield | 5' | N/A | 6,390 | Det. Garage | |
| 86 | Martin | R-2 | 103 Stockman | 5' | N/A | 10,230 | Basement | |
| 86 | Woodward | R-2 | 211 Clinton | 6' | N/A | 10,296 | Deck | |
| 86 | Russell | R-2 | 407 W. Hurlbut | 3' | N/A | Garage | ||
| 85 | Meyers/Weir | R-2 | 413 Antrim | 2' | N/A | 6,534 | ||
Motion by Linse Approved by Staley
to approve a variance of 6.4' feet for Case #99-20ZBA based on the fact the findings of fact have been met. Such variation is necessary for the preservation of a substantial property right possessed by other properties within the same zoning district. This is based on the numerous similar variances granted in the R-2 district.
Ayes: Linse, Withrow and Staley
Nays: None
Motion Carried
H) OLD BUSINESS
None
I) OTHER COMMUNICATIONS
K. PUBLIC INPUT, NOT RELATED TO OTHER AGENDA ITEMS
None
L. ADJOURNMENT
The Board adjourned the meeting at 7:15 P.M.
Respectfully submitted,
Dianne M. Manore, Zoning Administrator