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Item No: 5 Meeting Date: October 1, 2003 Type of Business: Business City of Mounds View Staff Report To: Mounds View Planning Commission From: James Ericson, Community Development Director Item Title/Subject: Consideration of a Minor Subdivision of 8409 and 8419 Groveland Road; Planning Case MI03-003 Introduction: Tony & Cheryl Hoffman are property owners of adjacent lots located at 8409 and 8419 Groveland Road. The two lots are a combined 1.13 acres and are both improved with single- family dwellings. The proposed subdivision would create one lot in between the two existing lots, taking the south 55 feet from 8419 Groveland and the north 20 feet from 8409 Groveland Road. The new lot would be 75 feet wide and have an area of 15,975 square feet. A minor subdivision is a division of land less than two acres in area in which only one additional lot is created. The lot is zoned R-1, Single Family residential and the minimum lot size is 11,000. The Comprehensive Plan designates this area for low density residential. The property owners have submitted a survey for the proposed subdivision indicating the two existing lots and the proposed new lot. The new lot is indicated as Parcel B. Discussion: The Hoffmans’ properties are a combined 49,416 square feet, or, 1.13 acres. As a result of the subdivision, only one additional lot would be created (Parcel B), leaving a 75-foot wide lot to the north (Parcel A) and an 80-foot wide lot to the south (Parcel C). The three lots would conform to all of the City’s minimum subdivision requirements. As can be seen from the attached survey, the north lot line of the proposed new lot bisects an existing shed. The applicants will either move the shed to Parcel A so that it maintains all required setbacks or the shed will be removed from the property altogether. Also from the survey, the subdivision would separate the garage at 8419 Groveland Road from the house, which would be nonconforming with the Code in that an accessory building cannot be allowed on a lot without a principal; structure. To address this issue, the applicants have two options with a third option permitted at the City’s discretion. The first option would be to demolish the garage upon recording of the survey and deeds. This option would seem wasteful unless the garage is old and in needing or replacement anyway. The second option would involve relocating the garage to the northeast corner of Parcel A so that 8419 Groveland would retain a garage. The drawbacks to this option are potentially twofold--the actual cost to relocate the garage may exceed the value of the garage; and the structural integrity of the building could be compromised in the move, especially if the garage is already deteriorating. The last option that could be considered regarding the garage could be exercised only at the City’s discretion, which would be to allow the garage to remain on the property in a nonconforming state for an agreed-upon period of time assuming a new home would be constructed on the lot. If this option is chosen, the City may want to require a new garage be constructed for Parcel A either before or at the same time Parcel B is improved.