06-15-2015 Planning Commission Packet

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15-3737 June 9,2015 Page 2 of 2 S�IIlBI'S' The applicant owns both subject properties. The southerly property at 3020 Sixth Avenue North is approxi.mately 3/4 acre in area and previously contained an existiu�g residence which was demolished in 1997. The northerly property at 1150 Homestead Trail contains an existing house on just over 4 acres. The applicant's intent is to rouglily equalize the acreages of these two parcels. The result will be that the southerly lot becomes conforming to the 2-acre, 200' width standards, and will contain the existing residence; and the northerly parcel becomes a new conforming vacant buildable Iot. Each resulting lot will conform to the 200' width requirement; technically, the southerly lot becomes a comer lot; its short side along CR6 becomes the front, which just meets the 200' width minzmum. While the setbacks for the detached gatage and shed on the southerly lot are not affected by the lot line rearrangement, these structures becorne legally nonconforming because they will now be located between the front line and the principal structure. No Park or Stormwater Fees Due. With the southerly parcel expanding to envelop the existing residence, and the northerly parcel shrinking but becoming individually buildable, it would be consistent with past City pracrice that this lot line rearrangement does not result in new lots; the `before' condition is two building sites, and the `after' candition is two building sites. Therefore, no park fees and no stormwater trunk fees will be due. Road Ri t-of-Way and Access. Sixth Avenue North and Homestead Tra.il aze both Hennepin County roads. The properties are both `metes and bounds', i.e. they have never been platted, hence their existing legal descriptions go to the center of the County roads. The applicant's surveyor has indicated on the survey the proposed legal descriptions which exclude the County Road rights-of-way as platted by Hennepin County in the past. Driveway access to the existing residence will not change. Prior to construction of a new home on the northerly lot, a Hennepin County driveway access permit will be required. On-Site Sewage Treatment. Both lots have been tested and approved for primary and alternate septic sites. The existing system serving the existing house at 1150 Homestead has been deemed non�ompliant, so that system will need to be replaced. Wetlands, Hazdcover. There aze no wetlands within the property boundaries. A wetland does exist on the adjacent properry to the northwest of the site, but does not impact any antacipated future site improvements. The properties are within the designated Stoxmwater Quality Overlay District, Tier 3, which allows up to 35% hardcover. Hardcover calculations have been provided indicating the southerly lot with the existing residence will be at less than 20% hardcover. The northerly lot has sufficient area to easily stay within the 35% limit. Hardcover is not an issue. Easements. Applicant's surveyor has described perimeter drainage and utility easements proposed to be granted. Such easements do not curtently exist as these properties were never platted. City Engineer has recommended that the D&U easement aiong the north boundary of the north parcel be expanded to 10 feet, as this is abutting Baker Pazk. Combination of Parcels. New deeds must be created for botli properties reflecting the new legal descriptions. Sta�'Recommendation Each resulting lot contains suf�icient area to allow for single family hornes that meet all setback requirements of the RR-1B distt�ict. Staff recommends approval. The property owner has pzovided new proposed legal descriptions for each property. As part of this approval the applicant will be required to file new deeds based on the new legal descriptions. StafF will work with the property owrxer and the City Attorney to ensure that the necessary doctunents are prepazed and filed. Planning Commission should hold the public hearing regarding the lot line rearrangement and make a recommendation to the City Council.