Request for Planning Commission Action MEETING DATE: June 28, 2016 TO: Planning Commission FROM: Nolan Wall, AICP – Planner SUBJECT: Planning Case 2016-20 Lot Line Adjustment – 1787 Lexington Avenue/PID# 27-81275-02-060 COMMENT: Introduction The applicant, on behalf of both property owners, is seeking approval to adjust a shared interior lot line and vacate an existing drainage and utility easement. The request requires City Council approval before being recorded by Dakota County. Background The property owners of 1787 Lexington Avenue are interested in selling 5,187 square feet of the existing rear yard to the owners of the adjacent, undeveloped parcel, who reside at 1122 Orchard Circle. The existing accessory structures will be removed and the proposed adjustment does not cause any non- conformities on either lot. Discussion The City is using its quasi-judicial authority when considering action on subdivision and zoning requests and has limited discretion; a determination regarding whether or not the request meets the applicable code standards is required. Recommendation Staff recommends the Planning Commission discuss the request in this case and make a recommendation to the City Council. Action Required This matter requires a simple majority vote.
Transcript
Request for Planning Commission Action MEETING DATE: June 28, 2016 TO: Planning Commission FROM: Nolan Wall, AICP – Planner SUBJECT: Planning Case 2016-20
Lot Line Adjustment – 1787 Lexington Avenue/PID# 27-81275-02-060
COMMENT: Introduction The applicant, on behalf of both property owners, is seeking approval to adjust a shared interior lot line and vacate an existing drainage and utility easement. The request requires City Council approval before being recorded by Dakota County. Background The property owners of 1787 Lexington Avenue are interested in selling 5,187 square feet of the existing rear yard to the owners of the adjacent, undeveloped parcel, who reside at 1122 Orchard Circle. The existing accessory structures will be removed and the proposed adjustment does not cause any non-conformities on either lot. Discussion The City is using its quasi-judicial authority when considering action on subdivision and zoning requests and has limited discretion; a determination regarding whether or not the request meets the applicable code standards is required. Recommendation Staff recommends the Planning Commission discuss the request in this case and make a recommendation to the City Council. Action Required This matter requires a simple majority vote.
Planning Staff Report
DATE: June 28, 2016
TO: Planning Commission
FROM: Nolan Wall, AICP – Planner
SUBJECT: Planning Case 2016-20 Lot Line Adjustment
ZONING/GUIDED: R-1 One-Family Residential/LR-Low Density Residential
ACTION DEADLINE: August 14, 2016 (60 days) DESCRIPTION OF THE REQUEST The applicant, on behalf of both property owners, is seeking approval to adjust a shared interior lot line and vacate an existing drainage and utility easement. The request requires City Council approval before being recorded by Dakota County. BACKGROUND The property owners of 1787 Lexington Avenue (Vals Addition, Lot 5, Block 2) are interested in selling 5,187 square feet of the existing rear yard to the owners of the adjacent, undeveloped parcel (Vals Addition, Lot 6, Block 2), who reside at 1122 Orchard Circle. According to both parties, the natural topography of the area in-question is better-suited to be located on Lot 6 and would ensure the existing vegetative buffer remains between the properties. ANALYSIS Comprehensive Plan The subject parcels are guided LR-Low Density Residential in the 2030 Comprehensive Plan. The request to adjust portions of two adjacent existing single-family residential parcels is consistent with the continued use of both parcels as low density residential uses. Lot Line Adjustment Title 11-3-2 of the City Code (Subdivision Ordinance) allows the subdivision of parcels, provided that the resulting lots are compliant with the requirements of the applicable zoning district. As shown in the table below, based on the attached survey, the proposed lot line adjustment does not create any non-conformities with the applicable R-1 District lot standards:
R-1 Zoning District Lot 5 1787 Lexington Avenue
Lot 6 PID# 27-81275-02-060
Standard Existing Proposed Existing Proposed Lot Area 15,000 SF 65,081 SF 59,894 SF 16,544 SF 21,731 SF Lot Width1 100 ft. 162.43 feet 158.85 feet Front Yard Setback 30 ft. 213 feet
N/A - undeveloped Side Yard Setback
10' on each side or 1/2 of the height of the structure contiguous to the side yard, whichever is greater, to a maximum of 15'
50.4 feet (north)
61.5 feet (south)
Rear Yard Setback 30' or 20% of the average lot depth, whichever is greater
126.6 feet 94.6 feet
1The maximum horizontal distance between the side lot lines of a lot measured within the first thirty feet (30') of the lot depth Based on the existing conditions and the proposed lot line adjustment, only the rear yard setback on Lot 5 is impacted. According to the applicable setback standard, which is 20% of the average lot depth, the required rear yard setback is 73.82 feet. The existing structure is located 94.6 feet from the new rear property boundary line and is compliant with the setback standard. The accessory structures noted on survey are proposed to be removed and a corresponding condition of approval is included to ensure no additional non-conformities are created by the proposed adjustment. The requested vacation of the existing drainage and utility easement running along the interior lot line will be transferred to the new line, as included in the proposed legal descriptions. In addition, the existing drainage and utility easement running along the northern property boundary line of Lot 6 will be extended across the entirety of the expanded parcel. ALTERNATIVES
1. Recommend approval of the subdivision request, including the drainage and utility easement vacation, based on the attached finding of fact, with conditions.
OR
2. Recommend denial of the subdivision request, based on the finding(s) of fact determined by the
Planning Commission and/or City Council.
OR
3. Table the request and direct staff to extend the application review period an additional 60 days, in compliance with MN STAT. 15.99.
STAFF RECOMMENDATION Staff recommends approval of the subdivision request, including the drainage and utility easement vacation, based on the attached findings of fact (Alternative 1), with the following conditions:
1. Upon closing on the sale of the property, the property owners shall file the appropriate documents to record the proposed adjustment with Dakota County.
2. The property owners shall dedicate the required drainage and utility easement along the new interior side lot line and extend the existing drainage and utility easement along the new north property boundary line on Lot 6, as shown on the Certificate of Survey, with Dakota County.
3. All existing accessory structures shown on the Certificate of Survey will be removed prior to recording the proposed adjustment with Dakota County.
MATERIALS INCLUDED FOR REVIEW
1. Aerial site map
2. Planning applications, including supporting materials
FINDINGS OF FACT FOR APPROVAL
Lot Line Adjustment 1787 Lexington Avenue/ PID# 27-81275-02-060
The following Findings of Fact are made in support of approval of the lot line adjustment request in this case:
1. The proposed subdivision request meets the purpose and intent of the City Code and is consistent with the Comprehensive Plan.
2. The proposed adjustment will not cause any non-conformities on either parcel, based on the applicable zoning district standards.
3. The existing accessory structures on Lot 5 will be removed, so as not to create any non-conformities on Lot 6 as a result of the proposed adjustment.
4. The area in-question is better-suited to be included as part of Lot 6 due to the existing conditions.
401
325
500
198
163
137
42
170
125
119
114
110
76
108
78
101 100
113
66
54
185
116
44
43
36
31
118
25
17
58
33
33
137
101
101
163
10110
1
43
25
42
100
100
101
42
185
43
101
42
100
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185
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1128
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1129
1117 111511271144 112511351137
1146
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1794
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1147
LEXI
NGTO
N AVE
KINGSLEY CIR S
KINGSLEY CT
Planning Case 2016-201787 Lexington Avenue
City ofMendotaHeights0 80
SCALE IN FEETDate: 6/8/2016
GIS Map Disclaimer:This data is for informational purposes only and should not be substituted for a true title search, property appraisal, plat,survey, or for zoning verification. The City of Mendota Heights assumes no legal responsibility for the information containedin this data. The City of Mendota Heights, or any other entity from which data was obtained, assumes no liability for any errorsor omissions herein. If discrepancies are found, please contact the City of Mendota Heights. Contact "Gopher State One Call" at 651-454-0002 for utility locations, 48 hours prior to any excavation.
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