35-400Table Of Minimum District RequirementsEvery use of land within the City of Brooklyn Center shall conform to the following minimum requirements which are applicable to the Land Use District in which such use is contemplated.(Note: Refer to applicable footnotes) District Land Area (Square Feet)[1] Width (Feet) Front[2] Rear[5][6] Side Side Interior[3][5] Corner[2] R1 / One Family Dwelling (Interior Lot) 9,500 / Unit 75 35 25 [9] 10 25 R1 / One Family Dwelling (Corner Lot) 10,500 / Unit 90 35 -- [5] 10 25 R2 / One Family Dwelling (Interior Lot) 7,600 / Unit 60 35 25 [9] 10 25 R2 / One Family Dwelling (Corner Lot) 8,750 / Unit 75 35 -- [5] 10 25 R2 / Two Family Dwelling (Interior Lot) 6,200 / Unit 75 35 40 10 25 R2 / Two Family Dwelling (Corner Lot) 6,200 / Unit 75 35 -- [5] 10 25 R3 (See Section 35-410) 5,400 / Unit -- [7] 35 40 10 25 R4 (See Section 35-410) 3,600 / Unit 100 35 40 10 25 R5 (See Section 35-410) 2,700 / Unit 100 35 [4] 40 [4] 15 [4] 25 [4] R6 (See Section 35-410) 2,200 / Unit 100 50 [4] 40 [4] 20 [4] 50 [4] R7 (See Section 35-410) 1,400 / Unit -- 50 [4] 40 [4] 20 [4] 50 [4] C1 (See Section 35-411) -- [11] 150 35 40 10 25 C1A (See Section 35-411) -- [11] 150 35 [4] 40 [4] 10 [4] 25 [4] C2 (See Section 35-412) -- 100 35 [4] 40 [4] 10 [4] 25 [4] I-1 (See Section 35-413) -- 100 50 25 10 50 I-2 (See Section 35-413) -- 100 35 25 10 25 1)In the case of residential uses, the minimum land area shall apply to each dwelling unit and shall be computed and adjusted as follows:a)The minimum land area required per unit shall be reduced by 250 square feet per efficiency unit in a multiple family dwelling; and no more than 10 percent of the units in such a dwelling may be efficiency units.b)The required total minimum land area may be reduced 500 square feet for each required parking stall in or under a multiple residence or otherwise completely underground.c)The required total minimum land area shall be increased 250 square feet for each bedroom in excess of two in any one multiple family dwelling unit, and no more than 10 percent of the units in any multiple dwelling shall have more than two bedrooms.d)Where development is contemplated in R3, R4, R5, R6 or R7 Land Use Districts, the minimum land area per dwelling unit may be reduced, as hereinafter provided, upon a finding by the City Council that the following standards have been met:1)The proposed development is in a section of the City which is in need of public open space facilities.2)The property owner has demonstrated a willingness to convey lands to the City for public open space purposes.3)The physical relationship between the buildings within the proposed development and the proposed open space area afford to the occupants thereof a reasonable measure of visual relief from the mass and bulk of the buildings within the development.4)The physical relationship among the buildings within the proposed development afford to the occupants thereof a reasonable measure of visual relief from the mass and bulk of the buildings within the development.5)The physical relationship between the buildings within the proposed development and the proposed open space area afford to the occupants thereof a reasonably proximate recreational area.6)The proposed development plan provides, through landscaping, plantings, natural or artificial buffering, or placement, that vehicle storage facilities, vehicle and pedestrian traffic movements, and other accessory structures and uses within the development are designed to avoid disruption of pedestrian activities and allow the maximum use of open space areas, both public and private, for recreational purposes.Willingness to donate land, as provided in standard 2 above shall be evidenced by land conveyance documents in a form satisfactory to the City Attorney describing the parcels to be conveyed, signed by the fee owner thereof and placed in escrow with the City Attorney at the time of the filing of the Application for Rezoning if a rezoning of lands is contemplated, or, if no rezoning is contemplated, at the time of filing an application for Plan Approval as provided in Section 35-230 of this ordinance.The amount of reduction in minimum land area requirements shall be calculated in terms of Density Credits. One Density Credit shall consist of the following, respectively: Zoning District One Density Credit R3 8 dwelling units per acre R4 12 dwelling units per acre R5 16 dwelling units per acre R6 20 dwelling units per acre R7 31 dwelling units per acre The number of Density Credits allowable shall be determined by the City Council on Plan Approval as provided in Section 35-230 of this ordinance. The number of Density Credits allowable shall be limited as the public interest demands, such limitation being based upon the extent to which the proposed development conforms to the standards as herein before set forth, but in no case shall exceed one Density Credit for each acre of land to be conveyed for public open space purposes.2)Where no more than three interior lots have frontage on a "cross street," and where the corner lots are developed so that one side yard of each corner lot faces the "cross street," the front yard setback of the interior lots may conform to the side yard setbacks of the corner primary structures. A single family dwelling and permitted accessory structures may be constructed to within fifteen (15) feet of the side corner lot line on a residential corner lot which was of legal record on December 19, 1957, and which does not meet the requirements of this ordinance as to width.3)a)Accessory buildings must be set back at least three (3) feet from an interior side lot line.b)In the case of permitted one family and two family dwellings, the dwelling may be located less than ten (10) feet, but not less than five (5) feet, from not more than one (1) of the established interior side lot lines, provided:1)All other yard setback requirements are met;2)The remaining minimum ten (10) foot interior side yard, between the dwellings and the lot line, shall not be used for any accessory building;3)The exterior wall of the dwelling, facing the interior side yard of less than ten (10) feet, shall contain no openings including doors, or windows, or provision for mechanical equipment.c)The setback distance shall be measured from the exterior wall of the building, and no part of any roof cornice or any appendage to the structure shall project to a point more than one-third the distance of the minimum side yard setback.d)Interior side yard setback requirements may be waived in commercial and industrial districts where abutting commercial and industrial property owners wish to abut along a common wall built along the property line. In other cases, commercial or industrial buildings may be set back less than ten (10) feet, but not less than three (3) feet, from not more than one of the established side lot lines, provided:1)All other yard setback requirements are met:2)The remaining minimum ten (10) foot interior side yard, between the building and the lot line, shall not be used for any accessory building:3)The exterior wall of the building, facing the interior side yard of less than ten (10) feet, shall conform in all respects with the requirements of the State Building Code.4)When a building of 2-1/2 stories or more in an R5, R6, R7, C1A or C2 zone abuts an R1 or R2 zone, the setback of this building from the R1 or R2 property shall be no less than twice the height of the building.5)In the case of corner lots, the lot lines not abutting street right-of-way shall, for the purpose of this ordinance, be considered side-interior lot lines, and except as otherwise provided, the use shall adhere to the setback requirements set out for interior side yards.6)Except as otherwise provided, accessory buildings shall be permitted to be constructed to within five (5) feet of the rear property line.7)Lot width shall be a function of the width of the townhouse unit. Where a townhouse unit abuts any other use, the interior side yard setback shall be a minimum of ten (10) feet.8)The following shall not be considered as encroachments on yard setback requirements:a)In any yards: Off-street open parking spaces; ramps and landings providing handicap accessibility to a principal structure; terraces; awnings; canopies; front entry steps and landings; roofed portico or enclosed vestibule not exceeding 36 sq. ft. in size; chimneys; flagpoles; air conditioner condensers; temporary seasonal swimming pools; opaque fences, hedges, or walls provided they shall not exceed four feet in height in front yards and provided they do not impede vision within the sight triangle described in Section 35-560, or a clear view of the address of the principal building. Fences, hedges, or walls may exceed four feet in height alongside interior property lines. No fence, hedge or wall shall be allowed which constitutes an unsafe sight obstruction for pedestrians or motor vehicle operators.b)In rear yards: Recreational and laundry drying equipment; arbors and trellises; balconies limited to 15% of the yard area; breezeways, open porches; detached outdoor living rooms (patios).c)In front yards and corner side yards: Decks may encroach up to six feet (6') into the setback areas provided:1)The entire encroachment, including stairs and attachments, must not exceed 100 square feet in area;2)The deck provides access to the main entrance of the principal dwelling;3)The floor of the deck is no higher than the threshold of the main entrance to the principal dwelling;4)The underside of the deck, when viewed from the street, must be screened with a decorative lattice, skirt board, landscaping or combination of materials to at least fifty percent (50%) opaque; and5)The deck must be constructed with quality materials, maintained in in good condition, and architecturally compatible with the principal dwelling to the greatest extent reasonably possible.d)In front yards and corner side yards: Enclosed or Unenclosed Porches may encroach up to ten feet (10') into the setback areas provided:1)The porch must maintain a minimum 25-foot setback from the front lot line; 10-foot setback from a side interior lot line; and 20-foot setback from any street corner side-yard lot line, with steps and/or accessibility ramps excluded from this provision;2)The width of the porch shall not exceed 20-feet along the front edge of the dwelling, and the maximum allowable size of the porch shall not exceed 200 square feet in area;3)The floor of the porch is no higher than the threshold of the main entrance;4)No part of an enclosed porch may be used for year-round living space;5)In cases where a corner lot dwelling has separate front-door entrances on each street-side, only one porch encroachment is allowed;6)The underside of the porch must be screened with a decorative lattice, skirt board, landscaping or combination of materials, which is at least fifty percent (50%) opaque when viewed from the street; and7)All new elements and features of the porch, including the roof, must be architecturally compatible with the principal dwelling.9)Interior residential lots shall have a minimum rear yard area of 30% of the total lot area, exclusive of permitted accessory structures.10)Setbacks along major thoroughfares as designated in Section 35-900 shall in all cases be at least 50 feet, measured from the street right-of-way line, except for commercial buildings located in commercial zoning districts (C1 and C2) or accessory structures or where the property abuts a marginal access street or where the property abuts a noise wall or noise berm constructed by Mn/DOT, or where the City Council finds that excess right-of-way mitigates the effects of traffic noise, dust, and fumes. In such cases, the setback requirements shall be as contained in the Table of Minimum District Requirements.11)Service/office (C1, C1A) uses abutting major thoroughfares shall have minimum lot area of one acre.12)In instances where an existing one or two family structure in a residential zoning district is deficient in its setback from the front, side, or rear property line by not more than 30% of the setback requirement, the structure may be expanded along the existing building line, provided there is no greater encroachment into the required yard area. This provision in no way permits the expansion of a conforming structure resulting in a setback less than established by this ordinance.