Agenda Packets - 2003/04/28 - Laserfiche WebLink

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Item No: 9H Meeting Date: April 28, 2003 Type of Business: Council Business City of Mounds View Staff Report To: Honorable Mayor and City Council From: James Ericson, Interim City Administrator Item Title/Subject: Consideration of Resolution 6002, a Resolution Approving a Zero-Lot Line Minor Subdivision Request for 7656 Silver Lake Road; Planning Case No. MI03-001 Introduction: Rose Osbourne, representing the applicant RM Michaels Construction Inc., is requesting approval of a minor subdivision to convert the lot at 7656 Silver Lake Road into a zero-lot line subdivision. The lot was created last year as a result of the Martinson Subdivision and the created half-acre lot was rezoned to R-2, Single and Two Family Residential. The expectation was that a twin-home would be constructed on the lot which fronts Silver Lake Road. The applicant does intend to construct a twin-home, however they would like the lot to be further divided to allow for a zero lot-line building. A zero lot-line twin-home allows for two owner-occupied dwellings rather than one (or none) of the units to be owner-occupied. Discussion: According to the City’s Subdivision Code (Title 1200), Minor Subdivisions are those divisions of land less than two acres in size in which only one additional lot is created. Minor subdivisions do not require a public hearing and do not require platting of the land. All that is required is a “certificate of survey” and Council approval to record the change with Ramsey County. The applicant has submitted the required certificate of survey which describes the proposed subdivision as well as a Title Commitment, which has been reviewed by the City Attorney. The Certificate of Survey (the “Survey”) is attached to this report. The subject lot has 132 feet of frontage on Silver Lake Road, 32 feet more that the City’s required minimum. The applicant is proposing to subdivide the parcel horizontally into two equal halves of 66 feet. A twin-home would be built on the property straddling the lot line as shown on the Survey. Both lots created by the subdivision would conform to the minimum lot size requirements and setbacks as established in the zoning code. Easements are shown on the survey—these are easements that have already been dedicated from the previous subdivision. No further dedication of easements is necessary. Park Dedication. Chapter 1204 of the Subdivision Code sets forth the City’s park dedication requirements. For most subdivisions, a park dedication fee equal to either five or ten percent of the assessed land value is required. (The five percent fee is applied to subdivisions less than an acre; the ten percent fee applied to subdivisions of one acre or more.) The only subdivisions excluded from the park dedication fee requirements are subdivisions in which the subject properties have already been improved with single-family homes (such as a simple shift of a lot line between two homes) and subdivisions already having paid a park dedication fee. When park dedication fees has already been paid for a parcel, the Code indicates the previous payment shall be subtracted from what would currently be owed to