08-25-2004 Council Agenda - Laserfiche WebLink

Home Browse Search

NORTHWEST ASSOCIATED CO i' SLILTANTS, INC. 4000 C3ison Nterrmorlal Nlghw ay, Suite 202, Golden 'Volley, MN 33427 Telephone: 763.231.2555 F csirnile: 763.231.2561 piun.ners@neeplsnning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: August 10, 2004 RE: Little Canada — Lane Subdivision and Variance FILE NO: 758.09 - 04.27 Background and Analysis The applicant owns two parcels along Arcade Street. The current home is on a parcel of about one -half acre. The second parcel is behind the first, and is approximately 1.1 acres is area, and is served by a 20 foot wide easement to Arcade Street. The applicant is seeking two approvals. The subdivision would move the dividing line between the two lots 50 feet farther to the west, increasing the front lot and decreasing the back lot. The variance is required to permit the use of the second lot as a building site. The Subdivision Ordinance requires that all single family parcels shall have direct frontage on an improved public street. The back lot is a lot of record, but does not have the required frontage. As a result, a variance from this provision is required. The applicant has proposed the subdivision to add approximately 50 feet of additional rear -yard depth to the front lot. This would move the rear lot line into the trees that form a buffer between the existing and new building site. The subdivision does not create any new non - conformities, and both lots will continue to have a lot area that is greater than the minimum R -1 requirements. The front lot will be approximately two - thirds of an acre after the resubdivision, and the back lot will be .95 acres in area. One of the considerations would be whether it is possible to correct the non - conforming lack of access to the rear parcel. The entire frontage is 147 feet, not wide enough to create two conforming R -1 lots. In addition, the existing detached garage would interfere with the relocation of the lot line. As such, staff recommends the subdivision as proposed. As noted above, the variance is required to permit the construction of a home on a parcel of land without street frontage. With regard to the variance, the City is required to consider whether or not a hardship exists in putting the property to reasonable use. In this case, without the variance, no use is possible. A hardship is clearly present. It should be noted that it is the existence of the lot of record, already separate from the