HomeMy WebLinkAboutCity Council Resolution 2001-486CITY OF PLYMOUTH
RESOLUTION 2001-486
APPROVING VARIANCES TO ALLOW A THREE-FOOT SIDE YARD SETBACK AND 30
PERCENT IMPERVIOUS SURFACE COVERAGE TO ALLOW THE CONSTRUCTION OF
AN ATTACHED GARAGE FOR ROB AND ANDREA SCHOENROCK, AT 2320
KIRKWOOD LANE. (2001116)
WHEREAS, an application has been filed by Rob and Andrea Schoenrock requesting approval of
variances for 1) a three-foot side -yard setback where the Zoning Ordinance requires six feet and
2) approximately 30 percent impervious surface area coverage where the Zoning Ordinance
permits 25 percent coverage to allow constriction of a 600 -square foot garage addition, on
property legally described as follows:
Those parts of Lots 12 and 13, Block 4, Elmhurst, according to the recorded plat thereof,
Hennepin County, Minnesota lying northwesterly of the following described line:
Commencing at the northeast corner of said Lot 13; thence southerly along the easterly
line of said Lot 13 a distance of 53.00 feet to the point of beginning of the line to be
described; thence southwesterly deflecting to the right 79 degrees 19 minutes a distance of
116.50 feet to the west line of said Lot 12 and said line there terminating.
WHEREAS, the Planning Commission has reviewed the request at a duly called public meeting.
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 a side
yard setback of three feet where the Zoning Ordinance requires six feet and for 30 percent
impervious surface coverage where the Zoning Ordinance permits 25 percent coverage for Rob
and Andrea Schoenrock, for property located at 2320 Kirkwood Lane, subject to the following
findings and conditions:
1. The variances to allow a three-foot side -yard setback and 30 percent impervious surface
coverage is granted in accordance with the plans received by the City on September 25, 2001,
except as may be amended by this resolution, based upon findings that the applicable variance
standards have been met, as follows:
Resolution 2001-486
(2001116)
Page 2
a. The creation of this lot predates the City's shoreland and setback regulations. At the time
the property was platted, development was not required to comply with these
requirements. Consequently, the developers established lot lines without regard to any
such requirements. The variances are requested in order to allow the property owner to
make improvements to this modestly sized single-family home (1,200 square feet plus a
basement) to make the property more livable.
The shape of the property presents difficulties in redeveloping the home because the lot
narrows as the distance from the street increases. Therefore, rectangular additions to the
home are complicated by the narrowing lot width. The proposed garage would protrude
into the required six-foot side -yard setback for the easternmost 14 feet of the garage.
(The first 11 feet would be in conformance with the side -yard setback.)
b. The conditions relating to the hardship are not generally applicable to other properties in
the RSF-2 zoning district. This lot is located in the Elmhurst neighborhood, which is a
unique area because it contains a number of undersized lots that were platted and
developed prior to modern zoning and subdivision regulations. The platting of the subject
property does predate the RSF-2 zoning district requirements and the shoreland district
requirements. The minimum lot size in the RSF-2 zoning district is 12,500 square feet. A
home on a standard 12,500 square foot lot would be permitted over 3,000 square feet of
impervious surface coverage, whereas this lot is permitted 1,477 square feet in the portion
of the lot in the shoreland district.
c. The request is not based upon a desire to increase value or income potential of the
property, but a desire to add a garage. This is a modestly sized home (1,200 square feet
plus a basement) and a garage is a typical, and expected, feature for a home in this climate.
d. The hardship is caused by the Zoning Ordinance and was not self-created. The creation of
the lot predates the current setback and shoreland district requirements.
e. Granting the variance would not be detrimental to the public welfare or injurious to other
land or improvements in the neighborhood. Granting the variance would allow the
applicant to 1) design a garage addition consistent with the existing home, 2) make
improvements to the property which would maintain the surrounding property values, and
3) would be consistent with the character of the area.
f. The variance would not impair an adequate supply of light and air to adjacent property,
nor would it substantially increase the congestion of the public streets, or increase the
danger of fire, or endanger the public safety, or substantially diminish or impair property
values within the neighborhood.
g. This action appears to be the minimum action required to eliminate the hardship and allow
the applicant to make reasonable improvements to this home.
Resolution 2001-486
(2001116)
Page 3
2. Prior to the issuance of a building permit, the property irons adjacent to the proposed
constriction shall be located and exposed.
3. Building permits shall be obtained prior to constriction of the addition.
4. This approval shall expire one year after the date of approval, unless the applicant has
substantially started constriction of the project, or unless the 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 the City Council on November 13, 2001.
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 November 13, 2001, 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