08-18-1979 Planning Packet - Laserfiche WebLink

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Zoning Files #2272/2277 August 13,1997 Page 2 Proposed Lot Line Rearrangement The proposed lot line rearrangement results in the northerly property becoming significantly smaller than its current acreage, and the southerly property becoming significantly larger. The north lot decreases from 39,000 s.f. to just over 30,000 s.f. (0.70 ac). The south lot increases from 10,300 s.f. to just over 21,000 s.f. (0.49 ac). These lot sizes are reasonably consistent with other lot sizes in the area (see variance discussion below). The lot line rearrangement incorporates the entire portion of park and right-of-way being vacated as part of the applicants' property. Dennis Hill at the Hennepin County Property Descriptions Department has indicated that since neither Loma Linda nor Spruce Place are being vacated, applicants' property is the only adjacent property to which the vacated park could be attached, and absent any specific claims to the park land from others, the County will in the normal course of events attach the vacated park area to the applicants' property. As part of the lot line rearrangement, applicants have agreed to quit claim deed to the City the southerly portion of Lot 5 w hich contains the actual traveled roadway of Spruce Place. Dedication of this land to the public w ill eliminate access issues for neighboring properties and formalize the City's ownership of the traveled roadway. Lot Area/Lot Width/Hardcovcr Variances The nature of the proposed lot line rearrangement and the intent to remove the existing cabin on the south jrly lot and replace it with a substantial residence, triggers the need for the granting of a lot area and ' idth variance for each of the P.vo lots. Both lots will have no change in their defined lot width (measured at the shoreline and at the 75' setback). Staff finds no benefit to attempting to equalize the lot widths by adding 10' to the southerly lot at the expense of the northerly lot, given the location of the drainage culvert essentially parallel to the boundary line between the two properties, and given that the proposed house will meet required setbacks for the south lot. As noted above, due to the existing combination arrangement, the northerly lot currently contains greater area than the existing southerly lot. The proposal will result in the north and south lots being 0.70 acres and 0.49 acres respectively. A 1983 study of lot sizes in the LR-IB District found that of 47 total homes existing on Spruce Place and Loma Linda Avenue at that time, only 9 were larger than the 1 acre standard, and 2.3 were 0.40 acre or smaller in area. Applicants' two lots are each larger than half of the e.xisting developed lots in the neighborhood.