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General discussion of the variance procedure with a lot which could meet the Code was clarified. Member Blank asked if the applicant would use an 85 foot frontage. Member Traynor asked if the 85 feet is at the right-of-way. (yes) Thomas Paschke noted a number of letters of objection submitted to the Planning Commission (Mischke, Greg Larson, and Craig Churchward). Vern Albertson, applicant, apologized to the neighbors for late letters from the applicant to the neighbors. He explained the need to determine buildability of the lot prior to sale of the property. Member Blank asked if Mr. Albertson had considered the triangle frontage. Carol Stowagen, 3096 Ridgewood Road, asked for clarification of the variance and subdivision. Thomas Paschke explained the two-step process, noting that legal notice explained both. Mrs. Stowagen said the letter from Mr. Albertson did not mention the subdivision. Chair Mulder and Member Stone explained the uniqueness of this request and the ability to establish the conditions for approval. Herb Mischke, 3100 Ridgewood Road, asked for the explanation of a "Minor Subdivision". Thomas Paschke explained Code requirements. Craig Churchward, 3093 No. Asbury St., adjacent neighbor to the south, asked for clarification on the 85 foot frontage, and asked whether it would create a precedent. Thomas Paschke explained that most subdivisions have flexible frontage on cul-de-sacs and curved roads. Chair Mulder noted that square footage of the lot is most important (must have 11,000 square feet) and meet all setbacks for building. Mr. Churchward asked if 85 feet setback at property line or setback line was required (at the frontage on a straight street). Will the city withhold a variance until such time as a house is proposed? (Code does not provide for that.) Member Stone asked for clarification - if the lot needed a house plan or concept plan prior to a minor subdivision (no). Member Traynor explained that the building is irrelevant to the variance. Valerie Churchward asked if the age of the neighborhood or preservation of the neighborhood in a district mattered. (no). If it becomes a buildable lot, will Mr. Albertson review with home owners association? (a private matter.) Marie Churchward wished it made sense to consider emotional impacts. In Arden Hills #3 plat there is a home owners association and their own beach area. The house will not have a view or vista to south and west and accessibility to the driveway and roads are a safety concern. Greg Larson explained that there is a home owners association of 60 homes from 1950 in Arden Hills #3. Craig Churchward asked if there is a city engineering report on placement of the driveway. Thomas Paschke explained the need for driveway and grading plan review by the City engineer prior to the issuance of a building permit. Member Stone asked for side yard setback of the drive (5 feet). Herb Mischke, 3100 Ridgewood, asked if the Planning Commission found a variance unusual in a previously approved plat, 54 year old plat). (No) Chair Mulder noted that each case is judged on its own merit. Mr. Mischke asked if there was a compelling reason for the variance. Craig Churchward asked if the analysis was done to compare with other lot sizes in the Code (no, because the lot can meet the Code requirements). Mr. Churchward asked if there are only three double lots in Roseville. Roy Peterson, Edgewater Avenue, commented that this area was not designed as a housing development but as a large lot subdivision of land. Each house is unique. The homeowners association ties the lots together. What has changed the real estate law to consider whether this is a buildable lot? Greg Larson, who submitted a letter to the Planning Commission, asked where the hardship in this variance request is. Is this variance meeting the intent of the law? A gimmick. Is there a precedent here? Not the right thing to do. Craig Churchward, 3093 Asbury, submitted a letter for the record dated April 7, 2004. The variance does alter the essential character of the neighborhood. A 69 foot lot is different. A house would be 49 feet in width; the house is different than other houses. The house must have 2 or 3 car garage as a front fac;ade (40% to 60% of the house