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would not be developable because virtually the entire lot would be inside of a drainage easement. Although no structures could be built on Outlot A, it could be used for gardens or other types oflow impact uses provided the uses do not interfere with drainage or any utilities. The City would not be responsible for repairing the damage to any uses on Outlot A that may occur during maintenance and/or repair work on Outlot A. The second part of the application is a request for a blanket variance to permit all sixteen lots to have a 30 foot front yard setback instead of the typical 40 foot setback as required in the R-3 Zone. A blanket front yard setback variance was approved for the entire Hazelnut Park subdivision in 1983 when this subdivision was first approved in Planning Case 83-00 I. Both the first and second phases ofthe subdivision permitted new homes to be constructed at a 30 foot front yard setback. The City Attorney has determined that the original blanket variance approval from 1983 has expired; therefore, the applicants are requesting a new variance to continue the 30 foot front yard setback in the third phase. The applicants have submitted a letter explaining the basis for the variance request (Attachment 3C-l). The preliminary/final plat approval is not necessarily contingent upon approval of the variance. However, the variance is contingent upon approval ofthe preliminary/final plat. Joint Preliminary and Final Plat Review While the City has tended to hold preliminary plat and final plat meetings separately in the past, that is not a requirement of the subdivision process or State Statutes. The preliminary plat meeting is generally used to review the full design and layout of a plat with a public hearing. The final plat meeting does not include a public hearing and is more of a technical check. Generally speaking, by the final plat stage, no new conditions related to the design or l;tyout ofthe plat can be imposed. If the preliminary and final plat meetings are held together, a public hearing is required. The preliminary plat and final plat meetings are often held separately for one or both of the following reasons: I. The layout of the preliminary plat does not conform to the underlying zoning requirements and a redesign is needed or a significant variance review is needed. In this instance, the final plat meeting is needed to confirm compliance with the zoning code, variances, and any other applicable conditions from the preliminary plat review. 2. In some cases, it is in a city's best interest for a non-layout condition to be completed before the final plat is approved. For example, one or more lots may require significant grading work to make the lots buildable. Since most cities, including Arden Hills, avoid creating new non-buildable lots, a city may require completion of the work prior to officially creating the new lots in the final plat. Withholding approval of a fmal plat can be a strong motivational factor for an applicant to complete certain conditions in a timely manner. Alternatively, the need to complete City of Arden Hills Planning Commission Meetingfor June 6, 2007 IlMetro-inet.uslardenhi/lslPlanninglPlanning Cases\2007\07-014 Hazelnut Subdivision 3 Preliminary Plat - Final Plat - Variance (PENDING)\051807 - PC Report - Hazelnut Park 3 - Plat and Variance.doc Page 2 of 15