CYV-04-25

Request of Lori Schlueter for a variance from Chapter 10, Article II, Division 4, Sec.10-137 of the Mankato City Code to increase the allowable maximum ground coverage from 30% to 37%, for a total lot coverage of 1,358 square feet in the R-2, one-and-two family dwelling district; and a variance from Chapter 10 Article X, Division 1, Sec. 10-1465 to decrease the required corner side yard setback from 15 feet to 8.5 feet. The variance is being requested in order to allow for the construction of a new, 22’ X 25’ detached garage. The property is described as the west 48 feet of Lots 8 and 9, Block 5, Hubbell’s Addition (307 Mound Avenue). 
 

The applicant is Lori Schlueter.

Request of Lori Schlueter for a variance from Chapter 10, Article II, Division 4, Sec.10-137 of the Mankato City Code to increase the allowable maximum ground coverage from 30% to 37%, for a total lot coverage of 1,358 square feet in the R-2, one-and-two family dwelling district; and a variance from Chapter 10 Article X, Division 1, Sec. 10-1465 to decrease the required corner side yard setback from 15 feet to 8.5 feet. The variance is being requested in order to allow for the construction of a new, 22’ X 25’ detached garage.

The property is described as the west 48 feet of Lots 8 and 9, Block 5, Hubbell’s Addition (307 Mound Avenue).

The property is currently residential and in use as a single family dwelling. 

The subject property is zoned R-2, One- and Two- Family Dwelling District.

There are no known environmentally sensitive areas on the property.

The subject property is currently served by Public Utility infrastructure. 

The applicant, Lori Schlueter is requesting a variance from Chapter 10, Article II, Division 4, Sec.10-137 of the Mankato City Code to increase the allowable maximum ground coverage from 30% to 37%, for a total lot coverage of 1,358 square feet in the R-2, one-and-two family dwelling district; and a variance from Chapter 10 Article X, Division 1, Sec. 10-1465 to decrease the required corner side yard setback from 15 feet to 8.5 feet.

The variance is being requested in order to allow for the construction of a new, 22’ X 25’ detached garage. The property is addressed as 307 Mound Avenue.

Site Conditions:

The minimum lot area for One-Family residential uses, recorded prior to May 28, 1956, is 5,500 sq. ft. The subject property has a lot area of 3,669 Sq. Ft., this is significantly smaller than the minimum lot sizes in the R-2, Zoning District. 

The subject property is bound by Mound Ave to the North and Public ROW, dedicated as Irving Street to the West. Due to these conditions, the property is considered a corner lot and subject to corner side yard setbacks and sight triangle limitations.

The Western ROW abutting the property is dedicated as Irving Street. This 50'-wide street was Platted as part of Hubbell's Addition in 1874, despite this, it was never improved as a public roadway. 

The primary structure, the house, is setback 8.4' feet from the Irving St ROW and 16' from Mound Ave. The existing garage is setback 8.5' from the Irving St ROW. The applicant proposes to maintain the 8.5 building setback along Irving St, in line with the primary structure. 

'Private' driveway access off of Mound Ave was created to serve 307 Mound Ave in 1941 within the Irving St ROW. This 'driveway' is constructed of gravel and is proposed to remain so after the completion of the new detached garage. Only a 8.5' x 22' driveway pad is proposed to be constructed between the new garage and the Irving Street ROW. No improvements have been proposed to occur within the Irving Street Right-of-Way. 

The property owner has indicated that a drain system of sorts is present within the area of Irving St currently operating as her driveway. City of Mankato GIS shows the presence of a Storm Main within this area, but not to the extent reported by the property owner. 

Ground Coverage:

Section 10-137 of the Mankato City Code defined the maximum ground coverage in the R-2 Zoning District. It reads: "The sum total of lot area that may be covered by all structures located on a zoning lot in the R-2 district shall not exceed 30 percent. Accessory buildings shall occupy not more than 50 percent of the total area of a required rear yard". 

With a lot area of 3,669 square feet, 30% of said lot would be 1,101 Sq. Ft. The existing primary structure is 832 Sf. Ft, meaning that only 269 square feet would be available for a new garage if the existing 250 Sq. Ft. garage was demolished. Due to the abnormally small lot size, which is far below the minimum lot size, the applicant is seeking to increase the allowable maximum ground coverage from 30% to 37%, for a total lot coverage of 1,358 square feet. With this change, the applicant would be able to construct a proposed 22' x 25' (550 Sq. Ft.) garage.

Corner Side Yard Setback:

The subject property is considered a Corner Lot due to its location along Mound Ave and the Irving St ROW.

Section 10-1465 of the Mankato City Code defines the setback requirements for Corner Lots. It reads: "Every corner lot shall provide a required front yard and a corner side yard on the secondary street side of the lot. The width of the corner side yard shall not be less than one-half the distance of the required front yard depth requirement for the lot. The corner side yard shall extend from the front to the rear of the lot along the secondary side street. No building shall be allowed in the corner side yard, and the restrictions on parking in the front yard shall apply to parking in the corner side yard...".

Because the front yard setback in the R-2 Zoning District is 30 feet, the required corner side yard would then be 15'. The applicant is requesting to decrease the required corner side yard setback from 15 feet to 8.5 feet. As previously stated, this setback would reflect that of the primary structure and existing garage.