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2.2 Mr. Coil is requesting a variance from Section 1004.02(D) of the City Code to reduce the minimum lot width of two lots from 85 feet to 64 feet for the purpose of splitting the existing parcel (128.31 feet wide) into two parcels. The resulting parcels will have 75% of the required lot depth and 174% ofthe required lot area. Other parcels in the immediate vicinity of the site (notification area - 350 feet radius) range in size from 10,140 square feet to 81,120 square feet, and from 65 feet in width to 180 feet in width. Mr. Coil is also requesting a variance from Section 1004.02(D) to reduce the side yard setback from 10 feet to five feet in order to retain the five foot side yard setbacks of the existing parcel. 2.3 Mr. Coil is proposing to remove the existing house on the property and construct two new single family homes. He has submitted a proposed site plan and building plan for the two new residential parcels. The site plan shows the houses set back 50 feet from the front property line, which is similar to other homes in the neighborhood. The plans also show a side yard setback of five feet, which is the current side yard setback for the existing parcel (created prior to 1959). The homes will be oriented to provide the greatest level of privacy and open space for each. Each home will also have a two car detached garage set back behind the house like most of the other lots in this area. The building plans show a home with three bedrooms and two baths, with approximately 1800 square feet of floor area on one level. As proposed, the homes would also have a full basement. VVhile the building plans are conceptual at this point, it is expected that final building plans will be similar in mass, scale, and overall appearance to the plans submitted in conjunction with this request. In order to minimize the impact of the new homes on adjacent properties, the site plan on the eastern parcel should be modified to place the garage on the east side of the parcel. 2.4 This northern portion of this lot and adjacent lots are part of a low-lying and wet area; however, the proposed building pads on each lot are located on dry buildable land. If the proposed buildings are to have full basements, soil borings should be obtained. 2.5 Section 1004.02(D) of the City Code requires a minimum lot width of 85 feet and a minimum lot area of 11,000 square feet for interior lots in an R-1 zoning district. Section 1004.01(E) states that the front yard setback of houses constructed after May 21, 1959, must be setback at the predominant front yard setback; however, a front yard setback in excess of 40 feet is not required. Section 1012.01(B) requires a minimum side yard setback of five feet for parcels existing on May 21, 1959. For lots created after this date, the side yard setback is ten feet. Section 1013.02 outlines the procedure for considering a request for a variance. Section 1l04.04(E) outlines the procedure for considering a request for a mInor subdivision if three or fewer parcels are created. Section 1103.04 outlines the requirements for drainage easements and Section 1103.07 outlines the requirements for park land dedication. PP3075 - RPCA (11/18/98) - Page 2 of 4