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~~ ~ t I <br />5. Public Utilities. <br />Public sewer and water are already connected to lots 43 and <br />44. New sewer and water connections would be necessary to a • <br />new structure along Garden. Electricity and telephone hook- <br />ups would be necessary. However, the availability of these <br />services to adjacent properties should make this fairly <br />simple. <br />6. Access <br />Access to the new lot is directly south off of Garden <br />Avenue. <br />7. Impact on adjoining neighbors. <br />Neighboring property owners will view a house rather than <br />open space from their rear yard. <br />8. Conformity with adjacent lots and lots within the immediate <br />area. <br />The proposed subdivision of two large lots at the north end <br />of the block between Albert Street and Hamline Avenue will <br />create three smaller lots. The lots on the east side of <br />Albert and west side of Hamline are unusually long, <br />approximately 250 feet, with the exception of the lots along <br />Larpenteur. <br />There are examples of similar small sized lots within the • <br />adjacent blocks to this proposed subdivision. <br />9. Conformity with comprehensive plan. <br />The current comprehensive plan does not specifically address <br />subdividing of existing lots for single family homes. <br />Subdividing existing lots may increase the number of <br />households in the city and add new housing stock to a <br />developed community. It may also create a mish-mash of <br />inconsistent lots and higher than desired density on some <br />blocks. Therefore, it will be useful to address these type <br />of requests with policies, followed by a subdivision <br />ordinance of existing lots. <br />The Commission's comments upon Mr. Warkentien's proposal and <br />experience with these requests will assist me in reviewing this <br />request and preparing a larger policy document and, possible, <br />ordinance. <br />2 <br />