CCP 11282022 - Laserfiche WebLink

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1 Proposal Summary 2 The applicant proposes to combine Outlot A, Wheaton Woods with 2687 Dale Street and subdivide 3 them into two lots, Lot 2 to preserve the improvements at 2687 Dale Street and Lot 1, another nd 4 developable lot, to be known as Wheaton Woods 2 Addition. Outlot A had been set aside during the 5 platting of Wheaton Woods in 2016 for future combination with parts of one or both of the abutting Dale 6 Street parcels to create another residential lot as currently proposed. Because the proposed Lot 1 would 7 be less than 85 feet wide, approval of the proposed plat requires approval of the requested Subdivision 8 Variance. Illustrations and other information about the proposed plat are included with this RCA in 9 Attachment C. 10 When exercising the “quasi-judicial” authority on subdivision requests, the role of the City is to 11 determine the facts associated with a particular proposal and apply those facts to the legal standards 12 contained in the ordinance and relevant state law. In general, if the facts indicate the application meets 13 the relevant legal standards and will not harmthe public health, safety, and general welfare, then the 14 applicant is likely entitled to the approval. The City is, however, able to add conditions to all such 15 approvals to ensure that potential impacts to parks, schools, roads, storm sewers, other public 16 infrastructure, and the surrounding community are adequately addressed. Subdivisions may also be 17 modified to promote the public health, safety, and general welfare, and to provide for the orderly, 18 economic, and safe development of land, and to promote housing affordability for all levels. 19 Minor Plat 20 Roseville’s Development Review Committee (DRC) has reviewed the proposal, which conforms to the 21 pertinent City Code provisions but for the proposed substandard width of the newly created lot. 22 Comments and feedback based on the DRC’s review of the revised application are included in the 23 analysis below, and the full comments offered in memos prepared by DRC members are included with 24 this RCA in Attachment D. 25 Proposed Lots 26 Lots in the LDR district are required to be at least 85 feet wide and 9,350 square feet in area. Lot 2 27 would exceed the minimum dimensional standards and Lot 1 would be about 9,900 square feet, but only 28 76 feet in width. Given the location of the existing garage at 2687 Dale Street the applicant has two 29 basic options for the location and configuration of the new shared property boundary, and both options 30 present certain compromises. One option represented in the current proposal would allow Lot 1 to 31 conform to the 85-foot minimum width requirement according to the zoning code’s definition of how lot 32 width is measured, but the boundary would need to deflect 9 feet westward to account for the minimum 33 setback required for the detached garage. While this option would technically conform to the 34 dimensional requirements of the zoning code, it would flout the preference for straight property 35 boundaries expressed in the subdivision code. The other option, represented as the primary proposal, 36 preserves a straight property boundary at the rear of 2687 Dale Street at the cost of Lot 1 conforming to 37 the minimum width requirement. It bears mention here that the applicant is treating the location of the 38 detached garage as a given because the additional cost to relocate or remove the garage would 39 compromise the “naturally occurring” affordability of this home. The home on Lot 2, 2687 Dale Street, 40 does not contain an attached garage and is considered affordable given its estimated market value 41 (according to Ramsey County) is $236,900. 42 Whether the garage is removed to allow for a boundary that satisfies both the preference for straightness 43 and the requirement for 85 feet of width in Lot 1, or one of the compromise options noted above is 44 considered, there is more than enough area for a new home in this location as contemplated in 2016. 45 Moreover, because Planning Division staff supports the preservation of the affordability of the existing 46 housing, staff is amenable to compromising either the lot width or the straightness of the lot boundary in 7d RCA.docx Page 2 of 5