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5.6 No road or public utility extensions are required. A utility and drainage easement(s) (adjacent to certain property lines), park dedication and sewer accessibility charge fees, site and grading plan, and driveway permit, are all required prior to the issuance of a building permit. 5.7 When reviewing requests of lot division variances, the Community Development Department looks for the existing and proposed parcel to meet or exceed certain principles. These include: a minimum overall parcel/lot width of 140 feet; the ability to create one parcel meeting/exceeding the width (85 feet) requirement and the proposed parcel meeting half (42.5 feet) of the require width; property lines being established no closer than 10 feet from an existing principal structure; adequate separation of the proposed driveway from adjacent principal structures; adequate drive strength and emergency access; adequate separation ofthe proposed principal structure from adjacent residences; and minor impact on the existing city infrastructure (sanitary sewer, water main, storm sewer, and surface water). 5.8 Examples of other flag lots in Roseville include: 794 & 891 County Road B, 455 County Road B2, 1965 Victoria Street, 382 North McCarrons Blvd., 2180 South Highway 36 Service Drive, 1955 Cleveland Avenue, 423 South Owasso Blvd., 204 Woodlynn Avenue, 481 Roselawn Avenue, 397 & 405 Minnesota Avenue, 2478 Hamline Avenue, and 2192 Acorn Road. 5.9 Under State Statute 462.357, subd. 6 (2) provides authority for the city to "hear requests for variances from the literal provisions of the ordinance in instances where their strict enforcement would cause undue hardship because of circumstances unique to the individual property under consideration, and to grant such variances only when it is demonstrated that such actions will be in keeping with the spirit and intent of the ordinance. "Undue hardship" as used in connection with the granting of a variance means the property in question cannot be put to a reasonable use ifused under conditions allowed by the official controls, the plight of the landowner is due to circumstances unique to the property not created by the landowner, and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone shall not constitute an undue hardship if reasonable use for the property exists under the terms of the ordinance....The board or governing body as the case may be may impose conditions in the granting of variances to insure compliance and to protect" 5.1 0 Staff analysis of undue hardship factors is as follows: A. The property in question cannot be put to a reasonable use if used under conditions allowed by the official controls: The Humphreys have a very large single family parcel (1.15 acres) that is difficult to maintain and currently being underutilized. The parcel also lies in an area where other lots/parcels have great depth and lor width, making it difficult to combine properties for proper land division. The Humphrey parcel is more conducive and appropriate for division versus others in the neighborhood. Given these features and constraints, the Community Development Staff has determined that the property can be put PF3438 - ReA 012703 - Page 3 of5