2006_0918_Packet - Laserfiche WebLink

Home

� � Case # 1000�B-06 Page 2.2 proposed house to comply will be to increase the side setback or to redesign the roof to switch from an exposed gable facing the side to a hip roof or some other roof design. Lot Width The proposed lot width standards change the assumptions on which new lots can be created. Historically, Bloomington has required that all lots meet a citywide, minimum lot width (80 feet). This approach has been unpopular with neighbors of recent subdivisions in areas where most existing lots are much wider than the minimum. In recent years, the concerns have become more pronounced as the size of homes have grown significantly while the minimum lot size has remained constant. The proposed standards assume that in addition to the minimum citywide lot width standard (80 feet), lots should also reflect the width of existing lots in the surrounding neighborhood up to a maximum of 120 feet in width. The City of Edina has applied a similar, "prevailing lot width" approach. While the change is a significant policy shift for Bloomington, it also has very tangible impacts that deserve discussion. As a test, staff has applied the standards against several recent subdivisions to see how many lots could be created. The attached table and maps summarize the results of the test. In most cases, fewer lots would result. While the result of fewer lots would likely be popular with neighboring property owners, there are valid concerns as well. Concerns about the "prevailing lot width" approach include: • It may result in decreased property values for owners of large lots that are currently subdividable. • Fewer new lots and homes will be created in the City. • New lots will be larger on average and therefore more expensive. Costs will be passed on to buyers. New homes will cost more. • The standards will fail the test of counter simplicity. If a customer at the front counter asks a planner whether a given parcel can be subdivided, an answer may be impossible to provide over the counter. It may require a great deal of research to gather the lot widths of surrounding lots and determine the median. There may be disputes in cases where a foot or two here and there means the difference between having or not having an additional lot. Surveyors may need to be employed to reach a conclusion. That adds direct costs and time costs to the subdivision process. Those costs will again be passed on to buyers. Tree Preservation Staff believes there are both advantages and disadvantages to the proposed tree preservation standards that must be weighed against one another. Advantages include: More existing trees will be preserved and new trees planted, although the numbers may not be substantial. Over the last five years, Bloomington has been averaging 20 new single family building permits per year. Given that some of those building permits are for teardowns on existing lots, approximately 15 new single family lots were created per year. Some of these lots would already comply. Others would likely make adjustments in building location to comply or comply by planting replacement trees on-site. Establishment of uniform standards will "set the bar" for tree preservation up front and reduce plat by plat negotiationldiscussion on tree removal. Both developers and neighboring property owners will have a better sense at the start of the process of likely outcomes. Report to the Planning Commission Division of City Planning July 13,2006