09-22-2004 Council Agenda - Laserfiche WebLink

Home Browse Search

NORTHWEST ASSOCIATED CONSULTANTS, INC. 4500 016011 Memnrlat Highway, Suite 202, Golden Valley, NrIt'4 55422 Telephone: 753.221 .2555 Fecdmile: 752.231.2551 pienners(a,nacalsnninq,com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: September 1, 2004 RE: Little Canada — Rucci Subdivision FILE NO: 758.09 - 04.30 Background and Analysis The applicant is seeking an approval for a subdivision of a parcel into two lots, one with the existing home, and a new parcel (Tract B on the survey) to the north of the existing home. The parcel in question is at the northwest corner of County Road B and McMenemy Street. The current lot is approximately 53,000 square feet in area (1.2 acres), and has a single family home with a driveway to McMenemy. The current driveway is protected by a large retaining wall. The new parcel consists of the north portion of the site, just under 20,000 square feet. Because the north property line lies at an angle to McMenemy, the frontage of the proposed new lot is 65 feet, but the width of the lot at the setback line is 75.4 feet. The zoning ordinance defines lot width as the width at the building setback line, and as such, the proposed lot meets the zoning ordinance requirement. At issue is the location of the existing driveway. The proposed subdivision line would run through the existing driveway, causing a setback problem for this location. The applicant has proposed that the existing driveway be left in place, and serve as a joint driveway for the two lots. This alternative would eliminate the need to reconstruct the retaining walls already in place. An ingress/egress easement is shown on the survey. It would not be possible to shift the line to the south due to the location of the existing detached garage. The proposed line leaves an 11 foot setback, just over the 10 foot minimum. Likewise, it is not possible to shift the line to the north to avoid the driveway, since the proposed lot would be too narrow, despite its large area. The subdivision would appear to be reasonable as presented, with the condition that the applicant record a restrictive covenant and maintenance agreement for the two parcels requiring the shared use and maintenance of the existing driveway. This restriction would limit traffic access to MoMenemy in this area, but would allow the subdivision of 2