09-19-2011 Planning Commission Packet

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� , FILE#11-3526 14 September 2011 • Page 3 of 5 create 4 home sites,for a density of 4 units on 1.446 acres or a density of 2.77 units per acre. Notwithstanding the existing zoning that would limit this area to no more than 2.0 units per acre for the creation of new lots, the proposal is within the density range � established in the CMP. Lot Area&Width Analvsis based on Citv Code 78-72: According to City Code 78-72(b)(1) an existing lot of record which meets 80% of the area and width requirement and is served by sanitary sewer is considered a buildable lot. If the 80% requirement is not met the lot should be combined with one or more abutting lots in order to create a conforming lot. The individual lots as they exist today do not meet 80% of the area and or width requirements within the LR-1C zoning district. - The City Code would require the combination of adjacent, abutting lots to create conforming lots. This could be accomplished by the combination of the existing property at 1545 Maple Place with two of the abutting lots (existing Lots 8 and 9) resulting in a new, conforming lot totaling 27,000 square feet where 21,780 square feet is required, as well as the combination of existing Lots 10-13 to create a conforming 36,000 square foot lot. The newly combined lots would exceed the'lot area and width requirement but would conform to the City's requirements within City Code Section 78-72. However, because the properties are located within the Shoreland, the provisions of MN §462.357 regarding non-conforming shoreland properties take precedence over the City Code, and in this case the City is not allowed to be more restrictive than the statutes. Setbacks: � The required setbacks of 30 foot front and rear, 10 foot interior side and 15 foot side street will result in a reasonable buildable envelope for each property. The applicant has provided a preliminary plat survey which reflects each of the proposed lots with a 75 foot by 120 foot (9,000 square foot) buildable area. Structural Covera�e: According to Code and as proposed,each 18,000 square foot lot will be permitted up to 2,700 square feet(15%)of structural coverage. Hardcover• The hardcover zones impact the properties from both the south and the northeast. The lots are located within the 250' to 500' setback from Lake Minnetonka which permits up to 30% , hardcover. However, combination of the lots pursuant to MN §462.357 would limit each newly combined property to 25%hardcover. Under City Code the allowed hardcover level for each of the proposed lots would be approximately 5,400 square feet. Following the statute 4,500 square feet of hardcover would be permitted for 1545 Maple Place and each of Lots 1,2 and 3.