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original Dale Street (now Dale Court). Soils in this area should be analyzed for compaction and water content prior to issuance of building permits. The existing property has a garage and a loop driveway that would be removed with the construction of a new home on Parcel "B". 5.2 Parcel "A" could have up to 4650 s.f. of impervious coverage and still meet the maximum lot coverage requirements of 30%. New parcel "B" could have lot coverage up to 3,482 s.f. No house is proposed at this time but a number of alternative designs could adapt to the triangle shaped 1,491 s.f. buildable area of the new lot, which meet all the required setbacks. A tuck-under or split level designed house could reduce the foot print by building two to three stories, leaving 1,991 s.f. for driveway and other site improvements — a new driveway on Parcel "A" could range from 600 to 1,000 s.f. The newly created parcel may have a front and rear yard setback of up to 30 feet, a side yard setback of 10 feet. 5.3 Other lots/parcels in the neighborhood have been split in recent years. Specifically, in May 1983 the City approved a lot division at 1748 Alta Vista, creating the lot at 1747 Dale Street (PF1425) and in July of 1984 the City approved a lot division at 1766 Alta Vista, creating the lot at 1765 Dale Street (PF1513). PF636 of 1971 created the four lots at 1800, 1804 and 1808 Alta Vista and 1781 Dale Street, and PF1292 of 1981 created the 6 lots at 1812, 1816, 1820, 1822 Alta Vista and the 2 vacant lots adjacent to Dale Street. It is worth noting that none of the lot divisions received variances from width, depth and/or lot area requirements ofthe Roseville City Code. Pf 3626 (Beauclaire), 1758 Alta Vista, recently (April, 2005) was approved as a minor lot split and a width variance. 5.4 City Code Section 11.0404 E states: Three Parcel Minor Subdivision: When a subdivision creates a total of three (3) or less parcels, situated in an area where public utilities and street rights of way to serve the proposed parcels already exist in accordance with City codes, and no further utility or street extensions are necessary, and the new parcels meet or exceed the size requirements of the zoning code, the applicant may apply for a minar subdivision approval. In this case Parcel "A" meets all requirements of the Cit�Code. An 892 sq. ft lot size variance for Parcel "B" is necessary before a decision on the Minor Subdivision can be made. 5.5 City Code Section 1004.016 (Residential Dimensional Requirements) establishes the minimum lot standards for residential parcels, which includes: an 85 foot minimum width along a public right-of-way; a 110 foot minimum depth; and 11,000 s.f. minimum. On a corner lot the width and depth are both 100 feet, the lot area is to be 12,500 s.f. 5.6 In Section 1013 the Code states ..... Where there are practical difficulties or unusual hardships in the way of carrying out the strict letter of the provisions of this code, the Variance Board shall have the power, in a specific case and after notice and public hearings, to vary any such provision in harmony with Rf'CA PF365�(080305) - Page 3 of 6