Plymouth BZA approves variances for infill housing project at Dickson and Gilmore

Members of the Plymouth Board of Zoning Appeals granted the City of Plymouth a variance of development standards to reduce the front yard setback for the corner lot at Dickson and Gilmore Streets from 20 feet to 12 feet during their meeting this month. The city was also permitted to build within the visual setback of 50 feet at the corner.

Plymouth Plan Director Ty Adley explained the request to construct a new home on the vacant lot the city has owned since 1979. It’s the former site of the Southside Grocery.  Adley said the front yard setbacks for nearby structures range from less than 5 feet to approximately 25 feet.

The city was also permitted to build within the 50-foot visual setback at the corner. Adley said the three other adjoining corners violate the visual setbacks of the corner lots.

City Attorney Jeff Houin said the plan for developing the lot comes out of the housing studies the city has participated in. The studies identified that there are not enough available housing options within the city limits. Houin said the city had undertaken multiple efforts to increase housing, including the new Water Street Townhouses and applying for a READI 2.0 grant to build additional housing options. 

Houin said they have been working with the developer River Vally Construction Group on a housing project for the READI grant.  That developer is interested in assisting the city with some infill housing projects, and they could use the infill houses as show houses for future development in the city.

Houin also said a group of volunteers identified potential infill development locations around the city. They have been looking at vacant lots or houses that should be rehabilitated or demolished with new homes being built.   The plan is to build homes that fit the characteristics of the neighborhood and use them as show houses as the developer builds and pre-sells other homes they plan to build. This infill and other infill homes would be sold to an owner.

The city attorney said the city will be working with partners and doesn’t plan to accept payment for the home.  They would work with a non-profit to take ownership of the lot after the house is built.  Houin said it would probably be sold at a price without the cost of the real estate.

During the public hearing, only one neighbor spoke in opposition: Elizabeth Garza. Her first concern was that neighbors were notified by a letter written in English, and many of the neighbors were Spanish speakers. She suggested sending the information out again in Spanish.  Her second concern was the size of the lot, and the size of the home proposed that there would be no yard for kids to play in.  Garza also had concerns about the congested streets, additional on-street parking, overcrowding, decreased privacy, and the impact on her taxes.

City Councilman and contractor Randy Longanecker spoke in favor of the project to help the housing shortage and said this smaller home would be great for a starter or retirement home. 

The proposed home is a 2-story with 1,200 to 1,400 square feet. 

Plymouth Building Commissioner Dennis Manuwal also favored the project, noting that the three lots west of the proposed home are 53 feet wide, just like the proposed building site. 

The city attorney also commented that it will return a property on the tax rolls. 

Board of Zoning Appeals member Paul Wendel said he appreciated the comments and agreed the city needs to address the Spanish-speaking citizens, but he felt the project was good for the city and neighbors and would improve property values. Wendel made the motion to approve, which was seconded by Brandon Richie. All the five members present voted in favor of the variances to allow the development.