HomeMy WebLinkAboutCity Council Resolution 2002-202CITY OF PLYMOUTH
RESOLUTION 2002-202
APPROVING LOT DIVISION/CONSOLIDATION AND VARIANCES FOR
KENNETH BECK AND DOROTHY LAFOND FOR PROPERTIES LOCATED AT
2344 IVES LANE NORTH AND 2351 HEMLOCK LANE NORTH (2001127)
WHEREAS, an application has been filed by Kenneth Beck and Dorothy Lafond which
requests approval of a lot division/consolidation and variances to allow relocation of the
lot line separating the two properties located at 2344 Ives Lane and 2351 Hemlock Lane;
and
WHEREAS, the existing lot arrangement for the subject properties is legally described on
Attachment One, attached hereto and hereby made a part hereof, and
WHEREAS, the proposed lot arrangement for the subject properties is legally described
on Attachment Two, attached hereto and hereby made a part hereof, and
WHEREAS, the Planning Commission has reviewed said 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 for lot division/consolidation and variances by Kenneth Beck and Dorothy
LaFond, subject to the following findings and conditions:
1. The lot division/consolidation and variances are granted in accordance with the plans
received by the City on November 26, 2001, except as may be amended by this
resolution.
2. Variances to allow a lot area of 6,324 square feet for Parcel B, and to allow an
impervious surface coverage of 27 percent for Parcel A and 39 percent for Parcel B
are granted based upon findings that the applicable variance standards are met, as
follows:
Resolution 2002-202
(2001127)
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a) A hardship exists due to the unique lot arrangement for these two parcels. The
variances would allow for reasonable use of the land by relocating the lot line that
separates the two parcels. The variances would allow 1) constriction of a new
single-family home at 2344 Ives Lane to replace a recently demolished substandard
home on that site, and 2) continued use of the home at 2351 Hemlock Lane.
Without the variances, the property at 2344 Ives Lane could not be redeveloped in
a reasonable manner.
b) The circumstances related to this request are not generally applicable to other
properties in the RSF-3 district. The Elmhurst neighborhood 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. Although the City recently rezoned
this neighborhood from RSF-2 to RSF-3 as a means to help preserve the
neighborhood, the rezoning was implemented with the recognition that some of the
lots in the neighborhood would continue to be nonconforming. The original
platting established a lot configuration that does not serve the needs of present day
land use, unless the variances are granted.
c) The request is not based upon a desire to increase value or income potential. The
variances would allow the site to be divided in a manner that allows for reasonable
use of the land.
d) The conditions relating to the hardship were not created by the landowners, but
rather were created by the original platting of the area.
e) The granting of the variances would not be detrimental to the public welfare or
injurious to the neighborhood. The proposal would be compatible with the
established development pattern of the surrounding neighborhood. There are
several other lots in the vicinity that contain less than 7,000 square feet in lot area
and exceed 25 percent impervious surface coverage. Furthermore, drainage from
the area where the new home would be constricted (Parcel A) would be filtered
through a wetland.
f) The granting of the variances would not impair an adequate supply of light and air
to adjacent property, increase the danger of fire, endanger the public safety,
substantially diminish property values within the neighborhood, or create traffic
congestion in public streets.
g) The request is reasonable and strikes a balance between allowing redevelopment to
occur while minimizing the extent of the variations needed to alleviate the
hardship.
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(2001127)
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3. Prior to filing the lot division/consolidation with Hennepin County, submission of the
required utility and drainage easement documents, as approved by the City Engineer.
4. Prior to issuance of building permits for the new home on Parcel A, the lot division
shall be recorded with Hennepin County.
5. Standard Conditions:
a) Compliance with the City Engineer's Memorandum.
b) Removal of all hazardous trees from the property at the owner's expense.
c) Compliance with Policy Resolution 79-80 regarding minimum floor elevations for
new strictures on sites adjacent to, or containing any open storm water drainage
facility.
d) No yard setback variances are granted or implied.
e) This approval shall expire one year after the date of approval, unless the landowner
or applicant has started 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.
ADOPTED by City Council this 14th day of May, 2002.
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 May 14, 2002, 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
Resolution 2002-202
(2001127)
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ATTACHMENT ONE
(Existing Legal Descriptions)
2344 Ives Lane North:
The West Half of Lot 8, Block 2, ELMH[_]RST.
2351 Hemlock Lane North:
Lot 7, Block 2, ELMH[_]RST.
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(2001127)
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ATTACHMENT TWO
(Proposed Legal Descriptions)
PARCEL A (2344 Ives Lane North):
That part of Lot 7, Block 2, ELMH[_]RST, Hennepin County, Minnesota, lying west of the
northerly extension of the east line of the West Half of Lot 8, said Block 2;
RM
The West Half of Lot 8, Block 2, ELMH[_]RST.
PARCEL B (2351 Hemlock Lane North):
That part of Lot 7, Block 2, ELMH[_]RST, Hennepin County, Minnesota, lying east of the
northerly extension of the east line of the West Half of Lot 8, said Block 2.
Note: The parcel designations used herein are f01' convenience only and do not
represent an integral part cif the legal descriptions.
Resolution 2002-
(2001127)
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