Zoning Board approves variance to convert garage to ADU at 2414 Como Ave. SE; neighbor raises parking, density concerns

The Minneapolis Zoning Board of Adjustment voted 5-0 on Aug. 14 to approve a variance allowing an accessory dwelling unit (ADU) to be created above an existing garage at 2414 Como Avenue Southeast in the Southeast Como neighborhood.

City planning staff told the board the lot is 4,525 square feet and that the applicant plans to convert the second story of an existing 672-square-foot garage into an ADU. Zoning standards for a detached ADU require a 3-foot interior side-yard setback; the applicant sought a reduction to 2.8 feet. Staff recommended approval, saying the garage was built in 1956 under earlier detached-accessory-structure rules that allowed placement closer to the property line and that reuse of the existing structure presents a property-unique circumstance.

The staff presentation noted there are no external changes to the structure beyond the conversion and that the existing deck shown in the application materials is already in place. "There won't be any external changes at all," planning staff said in response to a public comment about neighborhood character.

Applicant Rashad, who gave his address as 2414 Como, introduced himself at the hearing and said he supports the comprehensive-plan goals for increased occupancy and reuse of existing buildings. Neighbor Miranda Olsen of 2410 Como Avenue Southeast opposed the variance, citing concerns about parking, increased foot traffic through a shared back gate, snow removal and the possibility that the property could house multiple renters. "I'm a single mom with 2 baby girls... I'm worried about parking," Olsen said, also saying a temporary dumpster had been placed on her parking pad.

Board member Ray Cohen spoke in support of the conversion as consistent with the city's comprehensive plan and described the application as the sort of infill density the plan seeks. Chair Matt Perry told the applicant to remove the dumpster from the neighbor's parking spot promptly; "it would be a real good idea to get that dumpster out of her parking spot like ASAP," he said.

The board adopted staff findings and approved the variance by roll call: five ayes, zero nays, with two members absent. Staff and the board noted that converting the existing garage to an ADU would not alter the essential character of the block, that the principal property use remains single-family, and that the proposed use is permitted as an accessory residential use when standards are met.

Staff advised residents with enforcement or parking concerns to follow up with city staff; Chair Perry directed the neighbor to speak with staff about options after the hearing.