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HomeMy WebLinkAboutCity Council Resolution 2005-261CITY OF PLYMOUTH RESOLUTION 2005-261 APPROVING VARIANCES FOR DAMIEN AND KRISTEN WOLF FOR REDEVELOPMENT OF A NON -CONFORMING LOT, IMPERVIOUS SURFACE COVERAGE, DETACHED GARAGE IN THE FRONT YARD, AND SIDE YARD SETBACK FOR PROPERTY LOCATED AT 10610 SOUTH SHORE DRIVE (2005046) WHEREAS, an application has been filed by Damien and Kristen Wolf which requests approval of variances for redevelopment of a non -conforming lot, impervious surface coverage, detached garage in the front yard, and side yard setback to allow constriction of a new single-family home for property legally described as follows: Lot 5, Block 2, Medicine Lake Park First Division, Hennepin County, Minnesota. WHEREAS, the Planning Commission has reviewed the request at a duly called public meeting and recommends approval. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by Damien and Kristen Wolf for variances for redevelopment of a non -conforming lot, impervious surface coverage, detached garage in the front yard, and side yard setback to allow constriction of a new single-family home at 10610 South Shore Drive, subject to the following conditions: This resolution approves variances to allow 1) redevelopment of an existing lot of record that is non -conforming due to lot width, 2) impervious surface coverage of 28.9 percent, 3) detached garage in the front yard, and 4) side yard setback of eight feet for a portion of the front parch and exterior stairs, in accordance with the plans received by the City on June 13, 2005 and June 14, 2005, except as may be amended by this resolution. 2. The variances are approved with the findings that the applicable variance standards are met, as follows: Resolution 2005-261 (2005046) Page 2 of 4 a) The subject lot is an existing non -conforming lot of record that was created prior to modern zoning and subdivision regulations. The applicants are proposing to improve the property by removing two small non -conforming cabins and subsequently constricting a new single-family home with attached garage in the north portion of the lot, and detached garage in the south (front yard) portion of the lot. The long and narrow shape of the lot, together with the desire to maintain the neighborhood character by placing the home adjacent to the neighboring homes, results in a need to exceed the allowable impervious surface coverage. Without the variances, the lot could not be redeveloped in a reasonable manner in keeping with the established neighborhood character. b) The circumstances related to this request are not generally applicable to other properties in the RSF-2 district. The Medicine Lake Park lit Addition where this lot is located is unique due to its several non -conforming lots that were originally platted in the early 1900's, prior to modern zoning and subdivision regulations. That original platting established a lot configuration that does not readily serve the needs of present-day land use, unless variances are granted. The subject lot is also different from most lots in the district because it is sloped in a manner that fiirther compounds the challenges for redevelopment of this lot. c) The request is not based upon a desire to increase value or income potential. The proposal would allow the applicants to build a new single-family home on this residentially zoned lot, replacing two old non -conforming cabins. The detached garage would provide the applicants with adequate garage space to store all of their personal property (e.g., vehicles, boat, lawn care equipment, bikes, etc.) indoors. The side yard setback variance would allow the portion of the front porch and exterior stairs located less than ten feet from the side lot line to be covered with a roof feature. d) The hardship relating to the lot width was not created by the applicants, but rather was created by the original platting of the lot in the early 1900's. Additionally, the difficulty relating to the slope of the lot, as well as the pre-existing development pattern of the neighborhood was not created by the applicants. The difficulties relating to the requested variances for impervious surface coverage, detached garage in the front yard, and side yard setback are a result of factors beyond the applicants' control. e) The proposal would not be detrimental to the public welfare or injurious to the neighborhood. The applicants propose to improve existing drainage issues in the area through their grading and drainage plan (as would be revised), including installation of storm sewer pipe and a rain garden. Many lots in this neighborhood have a similar lot width and exceed 25 percent impervious surface coverage. Five other properties in the immediate area also have a detached garage in their front yards. Lastly, the size and location of the proposed home would be compatible with the neighborhood. Resolution 2005-261 (2005046) Page 3 of 4 f) The proposal would not impair an adequate supply of light and air to adjacent properties, increase the danger of fire, endanger the public safety, or diminish property values within the neighborhood. g) The request is reasonable and strikes a balance between allowing redevelopment to occur while preserving neighborhood character and minimizing the extent of the variations needed to alleviate the hardship. 3. Prior to issuance of the building permit, the applicants shall revise the plans to show the following: a) Sanitary sewer service and invert elevation. b) Surface water from the low area to the west must drain at approximately the 890 elevation. This water must drain east of the proposed driveway, and then north to the lake. c) An emergency overflow designed to carry the 100 -year rain event must be created along the easterly property line to drain to the lake. Eighteen inches of freeboard is required between the lowest opening of adjacent buildings and the ground overflow elevation. d) A permit is required from the Minnesota Department of Natural Resources for any work below the Ordinary High Water Elevation of 889.1 feet. 4. Any changes or expansions are subject to required reviews and approvals per Ordinance provisions. 1. This approval shall expire one year after the date of approval, unless the property owner or applicant has substantially started constriction of the project, or unless the landowner or applicant has received prior approval from the City to extend the expiration date for up to one additional year, as regulated under Section 2 103 0. 06 of the Zoning Ordinance. Applicant's Narratives 5. ADOPTED by the City Council on July 12, 2005. Resolution 2005-261 (2005046) Page 4 of 4 STATE OF MINNESOTA) COUNTY OF HENNEPIN) SS. The undersigned, being the duly qualified and appointed City Clerk of the City of Plymouth, Minnesota, certifies that I compared the foregoing resolution adopted at a meeting of the Plymouth City Council on July 12, 2005, with the original thereof on file in my office, and the same is a correct transcription thereof. WITNESS my hand officially as such City Clerk and the Corporate seal of the City this day of City Clerk