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4.0 BACKGROUND 4.1 The property, located in Planning District 12, has a Comprehensive Plan designation of Low - Density Residential (LR) and a zoning classification of Single - Family Residence (R -1) District. 4.2 Applications for typical RECOMBINATIONS only require the approval of the City Council; they do not require public hearings. In situations where more issues are involved, like the VARIANCE that would also be required in this case, the Community Development Director may refer the application to the Planning Commission for its recommendation before the application is brought to City Council for final action. 5.0 REVIEW OF PROPOSED RECOMBINATION 5.1 The residential parcel addressed as 2045 Loren Road comprises two legal lots of record: Loren Acres No. 1, Lots 3 and 4, Block 1, platted in 1903. Lot 3, where the existing residence is located, is in excess of 50,000 square feet and Lot 4, which is currently undeveloped, is nearly 33,000 square feet. The minimum required area for a residential lot is 11,000 square feet. 5.2 The proposed RECOMBINATION would take about 2,000 square feet from Lot 3 near the street and add it to Lot 4, and would take about 2,400 square feet from the back of Lot 4 and append it to Lot 3. This exchange of land would alter the alignment of the common lot line, but would leave the properties essentially the same size as they were platted. 5.3 The property boundary common to Lots 3 and 4 is a straight line and is nearly radial to the circular end of the adjacent cul -de -sac street; this is consistent with the requirements of § 1103.00 (Lot Standards) of the City Code. The proposed realignment of the common lot line would make Lot 4 a somewhat more regular, rectangular parcel, but it would not conform to the requirement that side property lines be perpendicular (or, in this case, radial) to the adjacent street. Based on a site visit, Planning Division staff concurs with the statements in the applicant's narrative (included as Attachment D) that the proposed lot configuration would distribute the land area between the two properties in a more reasonable and usable fashion. In order to approve the requested RECOMBINATION a VARIANCE must also be approved. 5.4 Aside from the noncompliant alignment of the shared property boundary, all other requirements for lot area and dimensions are met in the proposed RECOMBINATION. 6.0 REVIEW OF PROPOSED VARIANCE 0.1 Section 1103.06F (Side Lot Lines) of the City Code requires that side lot line to be perpendicular (or radial, if the lot is on a curve) to the adjacent street. Since this property is on the circular end of Loren Road, a cul -de -sac street, the side lot lines are to be radial to the adjacent turn - around, but the proposed configuration of the new lot line does not meet this requirement. 0.2 Section 1104.05 of the Code states: "Hardship: Where there are practical difficulties or undue hardships in the way of carrying out the strict letter of the pro visions of this Code, the y C , t Council shall lea ve the power, in a specific case and after notice and pu bllc PF98 -919 RCA 991998.doc Page 2 of 5