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#2365 -Sketch Plan May 11, 1998 Page 3 these area variance cases were quite unique and the Council found them to be justified. In virtually all other residential subdivisions since 1975, the City has held strictly to the minimum lot area requirements. The use of the wetland credit for sewered properties has been used in only a relatively small number of residential subdivisions since the credit came into effect in 1970. It has also been used for at least one identifiable 'existing lot of record' (West Ferndale Road). However, the City Council has indicated that the provision of sewer to existing residences in the LR-IA district to solve pre-existing septic system problems, must not be construed as an intent to suddenly allow the subdivision of otherwise unsubdividable parcels in the 2-acre zone. In fact, staff has been able to identify no such approvals occurring since the 2-acre zones were created in 1975. Applicant's property contains only 3 .31 acres of dry buildable land, of which 0 .10 acres is a driveway easement serving homes at 3770-3780 Bayside and is not creditable toward minimum lot area. The property clearly does not not contain enough creditable area to be subdivided under the LR-IA standards, unless one of the following occurs: 1. Applicant acquires additional adjacent contiguous dry buildable land (however, there does not appear to be excess dry buildable in any adjacent property). 2. Council agrees to grant a second sewer unit and grants the wetland credit (which Council has indicated is not their general intent for newly-sewered 2-acre zones; note that Council has directed that a hearing be held for a zoning amendment to eliminate the wetland credit entirely, which is scheduled for the May 18 meeting).). 3. The Council finds there is sufficient justification to grant a lot area variance (which is unlikely because there is nothing unique about this situation as compared to the two cases noted earlier). 4. The property and surrounding area is rezoned for smaller lot sizes (the Council has consistently indicated over the last 20 years that zoning of the 2-acre districts will not be changed just because sewer is provided). Other Subdivision Issues/Factors The site is served by a single driveway within proposed Lot 2, which could function as a shared driveway for both Lots. The access situation would require review and approval by Hennepin County since Bayside Road is County Road 84. Bringing a third user to the existing easement driveway serving 3770-3780 is also an option for consideration, but brings up the issue of the need for improving that to a private road standard.