06-08-1998 Council Packet - Laserfiche WebLink

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Zoning File #2355 June 4,1998 Page 3 Commission recommended that a lot area variance be granted due to to extenuating circumstances which constitute a hardship, such as: - No additional land available, but septic needs met and lot is 22 acres total - Existing house was allowed to be built under current zoning standards - Location of existing roads - 'Ripple effect' of crediting property from across the road (area within Lot 1, Block 2 could be credited toward Lot 1, Block 1 via an outlot with Special Lot Combination across the road, but this would likely have resulted in Lot 1, Block 2 then becoming substandard, and it did not make any sense to require such crediting) Planning Commission noted it is highly unusual for the City to allow the creation of a substand^d lot in a new subdivision (staff is aware of only two such occurrences since 1975, one related to City easement acquisition and the other the result of a rezoning), but the circumstances surrounding this property are very unique in that few other tax parcels of this size in the City are split by public rights of way. Also note that the defined width of Lot 1 Block 1 is approximately 280' where 300' of width is required. No additional land is available to meet the width requirement, and the existing residence was constructed on the property under 5 acre standards in 1978. Staff recommends granting of this width variance. Access Hennepin County has agreed to build a new access driveway for Lot 1, Block 2 onto McCulley Road at a location approximately 450-600' from the new intersection. This location will require City approval. The County will also build a new driveway onto Tumham Road for Lot 1 Block 3. The existing driveway for Lot 1, Block 1 appears acceptable. Subdivision Classification - Relation to Park Dedication Per the curent subdivision code adopted in 1984, a proposal to create 3 or more lots from a single tax parcel is considered by definition as a Class III subdivision, requiring a formal plat, dedication of wetland easements, etc. Also, as a Class III subdivision the plat is subject to Park Dedication requirements (Zoning Code Section 11.62). This subdivision was reviewed by the Park Commission on May 4, at which time they recommended that a park fee should be required, noting that ample right-of-way already exists for a future trail along McCulley Road. Storm Water, Grading and Drainage The City Engineer has commented on this subdivision regarding stormwater, grading and drainage (see Exhibit M of April 13 memo). The relatively large acreages in each lot result in only a minimal