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April 23, 2021 <br />Mr. John Waldron <br />Waldron Law Offices, Ltd. VIA EMAIL <br />1951 Concordia Street john@waldronlaw.com <br />Wayzata, MN 55391-9320 <br />Re: 1245 Arbor Street <br />Mr. Waldron, <br />Thank you for meeting with me on Monday, April 19th to discuss possible options to subdivide 1245 Arbor Street. <br />I was asked to review the information provided and identify options to create a second lot on the property. <br />My Findings: <br />The properties were combined in or around December, 2009. Prior to that, via resolution 5888, the City Council <br />released the parcels for sale, subject to the condition that the purchaser legally combine the parcels. <br />When the Council considered sewer stubs for the property, they consciously decided on one sewer connection, <br />even though there were two lots at the time, citing the intent of the Comprehensive Plan and the former PID <br />ending in 0073 is not considered a buildable lot by itself. (Resolution 1798) <br />The property is 0.64 acres, in a zoning district that requires 2.0 acres of gross land area and 200 feet of frontage. <br />The combination of the property on December 4, 2009 created the lot; the lot of record rules and regulations <br />found in Section 78-72, and summarized in exhibit E of section 6 of your packet no longer apply. <br />Options: <br />The city has some scenarios where a flexible zoning district can be applied, RPUD, PUD, and PRD: <br />PUD is applicable only to parcels in the Navarre area or in the Highway 12 Corridor (Sec 78-1001). <br />This parcel is in neither. <br />PRD is applicable to parcels in the Shoreland Overlay District. One of the benefits of the PRD is that <br />it allows for an alternative minimum lot standard, with no increase of in density. This parcel is <br />permitted one unit (Sections 78-601 and 78-1327). <br />RPUD is for the implementation of certain housing goals of the Comp Plan. There is a 5 acre <br />minimum lot size for a RPUD development, noted in Section 78-626, with some exceptions: <br />“Sec. 78-626. - Development standards. <br />Within the RPUD district all development shall be in compliance with the following: <br />(1)Minimum area; shoreland district limitation. Each site proposed for rezoning to RPUD shall <br />have a minimum area of five acres, excluding areas within a designated wetland, floodplain or <br />Council Exhibit D <br />LA22-02