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Pearson Subdivision Staff Report December 12, 2011 Page 2 The City Code does not allow accessory buildings on a lot without a primary structure (house). The Pearsons currently have a shed on the vacant lot, and Mr. Holl indicated that he was buying Parcel A specifically for additional back yard space and planned to build a shed or garage (not knowing that the Code did not allow this). Staff feels that if each property owner “tax” combines their two lots with Ramsey County, it would be acceptable to allow accessory buildings on the vacant parcels. This is stated in the conditions of the resolution with the stipulation that if the tax combined parcels become disconnected from each other for any reason, that all accessory buildings would need to be removed or a house built on the property within one year. This would make the Pearson’s shed be conforming and allow Mr. Holl to build a garage if he chooses. Park Dedication Requirements. Subdivisions of land are subject to park dedication requirements consistent with Chapter 1204 of the City Code. When the subdivided parcels are not going to be developed, Staff typically recommends that the park dedication fee not be required. Since there are no current plans for development of the lots, staff is recommending that the park dedication fee not be required at this time. However, the west lot is technically “buildable” because of the existing platted road right-of-way frontage. Staff included a condition in the resolution stating that if a house is built on either of these lots, a park dedication fee will be required at the time of construction. Easements. With most subdivisions, the City requires the owner to dedicate drainage and utility easements around the perimeter of the lot. There are existing easements shown on the survey that will remain in place. Staff is requiring that perimeter easements are added along the east and south sides of Parcel A since the lot is buildable. These new easements are also shown on the survey. Planning Commission Action On Wednesday, December 7, 2011, the Planning Commission voted unanimously to recommend approval of the minor subdivision with the conditions stated in the resolution. Summary. The proposed subdivision will simply split the vacant property and create one new parcel. All minimum city requirements are met with this request. The new property line was placed so that the Pearson’s shed has the required minimum 5 foot setback. Recommendation: Because the proposed subdivision satisfies all city code requirements, Staff is recommending approval of Resolution 7865, a resolution approving the minor subdivision of a vacant lot owned by Bob & Mary Pearson, adjacent to 2565 Sherwood Road. Attachments: 1. Zoning Map 2. Aerial Map 3. Resolution 7865 4. Certificate of Survey Respectfully Submitted By, Heidi Heller Planning Associate