03-26-2007 Council Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsimile: 763.231.2561 planners @nacplanning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: March 5, 2007 RE: Little Canada — Belin Two - Family Subdivision FILE NO: 758.09 — 07.12 Background and Analysis The applicant is seeking a subdivision of a parcel at 69 and 75 Demont Avenue East. The parcel is occupied by a two - family residence, and the applicant seeks to subdivide the lot to create a "zero lot line" along the common wall between units. The existing parcel is 26,605 square feet in area, and the two resulting parcels would be 12,345 square feet and 14,260 square feet, each exceeding the zoning requirements for the R -2 zoning district. The applicant has submitted a survey illustrating the proposed subdivision, including drainage and utility easements. Planning staff would note that the drainage and utility easements should not be extended under the building area. The subdivision would facilitate the individual sale of the two existing units. Each unit has a separate access to Demont Avenue, so no joint driveways or other similar complications are apparent based on the plan as submitted. The Building Official has raised a concern that there may be building code issues when a lot line is created as proposed. A separate report has been submitted by the Building Official outlining the issues in this regard. If it is not possible to reconcile the proposal with the building code, the applicant may have the ability to create a condominium of the two units without subdividing the base lot. This would be a process that bypasses the need for a City subdivision approval. Summary and Recommendation The proposed subdivision is consistent with the City's goals of encouraging individual home ownership, and the resulting parcels are consistent with the zoning ordinance lot size requirements. Provided that the concerns related to the Building Code can be resolved, planning staff recommends approval of the subdivision as submitted, with the condition that the easements be redrawn to eliminate the easement area beneath the building.