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<br /> <br /> <br />3. SKETCH PLAN: <br /> <br />The applicant is planning to subdivide the three parcels of land to create parcels that are 1 acre or <br />more. The plan shows 10 proposed residential lots, stormwater ponding areas, streets, and <br />utilities. The sketch plan was completed to get comments from the Planning Commission and <br />City Council prior to moving forward with the formal development approval process. <br /> <br />Zoning and Regulations <br /> <br />The three parcels are located in the Large Lot Single-Family Residential (R-1) zoning district. <br />The minimum lot size is 1 acre for subdivisions in the zoning district. The applicant intends to <br />comply with all of the zoning district regulations for the district, except for Lots 8 and 9, where <br />they would need to ask for a variance for the lot widths. The lot widths are proposed to be <br />approximately 30 feet, where 150 feet is required by ordinance. Lots 8 and 9 cannot be easily <br />integrated in to the proposed lots on the cul-de-sac due to the Metropolitan Council sewer line <br />easement and a wetland complex that divides the three parcels. <br /> <br />The property that is proposed for the creation of Lots 8, 9, and 10 is 5.36 acres and can be <br />subdivided, therefore it is a reasonable request. However the shape of the property is unique in <br />that has three separate access points to public streets, two on Everton Avenue North and one on <br />121st Street North. Besides the access point for the existing house that will remain, the other <br />access points do not meet the minimum lot width requirements. The property has been this shape <br />for several decades and staff did not find any information on how it became this way. There are <br />other properties in the area that do not meet the lot width requirements for the zoning district and <br />the proposed variance would not noticeably change the character of the area. The applicant is <br />also working with the property owner located at 4898 121st Street North to adjust the property <br />lines to widen the access point on 121st Street. <br /> <br />A portion of the property is located within the Shoreland Overlay District and shall meet all the <br />regulations. The sketch plan as shown meets the shoreland regulations. <br /> <br />Utilities <br /> <br />Development of the site requires connections to municipal utilities. Sanitary sewer service is <br />available in the middle of the site via the Met Council sewer interceptor. Water service is <br />available within 700 feet to the west on Everton Avenue North. The utilities would need to be <br />extended to the property and to the property boundaries. <br /> <br />The utilities would need to be extended past several properties that are not included in the in the <br />sketch plan. The applicant has been meeting with the surrounding property owners and has <br />indicated that some of the property owners are interested in connecting to municipal sewer <br />and/or water if they were to become available, with possible assessments. In this case, the <br />construction cost would be paid with assessments. Staff is recommending an informational <br />meeting be held with the neighborhood to discuss what a public improvement project would look <br />like and to gage interest from adjacent properties.