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FA integrated in to the proposed lots on the cul-de-sac due to the Metropolitan Council sewer line easement and a wetland complex that divides the three parcels. The property that is proposed for the creation of Lots 8, 9, and 10 is 5.36 acres and can be subdivided, therefore it is a reasonable request. However the shape of the property is unique in that has three separate access points to public streets, two on Everton Avenue North and one on 121St Street North. Besides the access point for the existing house that will remain, the other access points do not meet the minimum lot width requirements. The property has been this shape for several decades and staff did not find any information on how it became this way. There are other properties in the area that do not meet the lot width requirements for the zoning district and the proposed variance would not noticeably change the character of the area. The applicant is also working with the property owner located at 4898 121" Street North to adjust the property lines to widen the access point on 121 st Street. A portion of the property is located within the Shoreland Overlay District and shall meet all the regulations. The sketch plan as shown meets the shoreland regulations. Utilities Development of the site requires connections to municipal utilities. Sanitary sewer service is available in the middle of the site via the Met Council sewer interceptor. Water service is available within 700 feet to the west on Everton Avenue North. The utilities would need to be extended to the property and to the property boundaries. The utilities would need to be extended past several properties that are not included in the in the sketch plan. The applicant has been meeting with the surrounding property owners and has indicated that some of the property owners are interested in connecting to municipal sewer and/or water if they were to become available, with possible assessments. In this case, the construction cost would be paid with assessments. Staff is recommending an informational meeting be held with the neighborhood to discuss what a public improvement project would look like and to gage interest from adjacent properties. Streets & Access The property is located along 121 st Street North, which is a gravel roadway. The existing house located on Lot 10 is proposed to continue to have its driveway connection to Everton Avenue North, as well as the the proposed house to be located on Lot 8. Lot 9 is proposed to have a connection to 121 st Street North. Lots 1-7 will be located on the new public street and shall be an urban -section paved roadway with curb and gutter, with access to 121 st Street. 121St Street North is currently a rural -section roadway with a gravel surface. Staff recommends that the entire length of the street, from Everton Avenue to Falcon Avenue, be paved. A rural - section paved roadway should be sufficient in this case.