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11 <br />STAFF REPORT <br />To: Planning Commission <br />From: Kim Moore -Sykes, Assistant CityManager Abb <br />Date: November 25, 2008 <br />Subject: 3523 Harding Street NE —Administrative Lot Combination <br />Requested Action: Administrative Lot Combination Approval <br />Date Application Received: October 23, 2008 <br />Properly Address: 3523 Harding Street NE <br />Zoning District: R1 <br />60 -Day Expires: December 22, 2008 <br />Waiver Letter Required: Yes Date Sent: No X <br />Future Action: Recordation of documents with Hennepin County <br />Background: In reviewing applications for demolition and building permits for 3523 Harding Street NE, Staff <br />discovered that the residential structure on this site, originally -built in 1957, was constructed on two lots: one <br />being 60'x130' and the other being 15'x130'. When the City codified its Zoning Ordinance in 1976, any <br />residential interior lot less than 75 feet wide and less that 9,000 SF is considered non -conforming but those in <br />existence prior to Codification would be considered `grandfathered in". This situation is allowed to exist until <br />50% of the market value of the property is destroyed, at which point, the property owner is required to make the <br />situation conforming to the Zoning Ordinance. <br />Mr. Patrick O'Keefe, President of Bayshore Properties, who had recently purchased 3523 Harding Street NE to <br />redevelop the property, was advised of the situation. Staff also informed him that in situations like this one, <br />where the non -conforming lots were created by the 1976 Codification of the Ordinance and not due to action of <br />the propertyowner, the City administratively combines these non -conforming lots. Mr. O'Keefe was agreeable <br />to the proposed administrative lot combination and signed the Declaration of Lot Combination. <br />The required public hearing for the administrative lot combination was held on November 18, 2008 at the <br />regularly scheduled Planning Commission meeting. Staff reported that several calls were received regarding this <br />lot combination. Once staff informed them of the situation and the reason for the lot combination, the <br />neighbors were fine with the proposed action. No one appeared at the public hearing for or against the lot <br />combination. <br />Attachments: <br />+ Executed Copy of Declaration of Lot Combination <br />+ Site map from Hennepin County <br />+ Resolution <br />Lot Combo 3523 Harding St NE Council Staff Report 11252008.doc <br />