Meeting Date: February 20, 2020
To: Members of the Zoning Board of Appeals
From: Mikayla Schmidt, City Planner
Title
Consider Resolution for Lot Coverage Variances for Hills of Spring Creek 9th Addition for Blocks 2 and 3.
Body
Action Requested:
The Zoning Board of Appeals is requested to consider an increase of the allowable percentage of building coverage from 30% to 38% for eleven lots of the proposed Hills of Spring Creek 9th Subdivision located in Blocks 2 and 3.
Summary Report:
Hills of Spring Creek 9th is zoned Neighborhood General 2 (N2) and is located west of Spring Creek Road and north of Jefferson Parkway on the eastern Northfield border. The subdivision will create 23 new residential lots. Blocks 2 and 3 consist of 11 lots, which are under consideration for the variance request.
The applicant plans to construct single family homes, one-story and two-story, in the 9th Addition. Lot size for the two blocks ranges from 5800 square feet (SF) to 9200 SF. A goal of the Land Development Code (LDC) and Comprehensive Plan is to create higher density. These smaller lots meet that goal, but constrain the size home. Allowing flexibility from 30% building area ratio (BAR) up to 38% BAR helps to achieve this density. The BAR includes the footprint of the principal building (which included the attached garage), detached garage, and covered porches as a percentage of the total lot area. The applicant has provided a rendering and chart, outlining the home styles typically built in the neighboring additions and how the 30% BAR compare to 35% and 38% BAR.
The criteria for approving a variance, according to Section 5.5.16(C), are as follows:
(1) Pursuant to Minn. Stat. ?462.357, Subd 6, as it may be amended from time to time, the zoning board of appeals may only grant applications for variances where practical difficulties in complying with this LDC (Land Development Code) exist and each of the following criteria are satisfied:
(a) The varianc...
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