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along a steep slope down to Dale Street from the property line. The existing property has no garage and has lot coverage of approximately 1450 sq. ft. (or 15%) and could have up to 2,826 sq. ft. of lot coverage. Parcel "B" could have lot coverage up to 2,754 sq. fi. The proposed tuck-underhouse is shown as 1,600 sq. ft., leaving 1,154 sq. ft. for driveway and other site improvements �-- a new driveway on Parcel "A" could range from 600 to 1,000 sq. ft. The newly created parcel will have a front and yard setback of up to 50 feet, a side yard setback of 10 feet, and an impervious coverage of 30% or 2,754 sq. ft. 5.2 Other lots/parcels in the neighborhood exist that are similar to that which Mr. Beauclaire is proposing. Specifically, in May 1983 the City approved a lot division at 1748 Alta Vista, creating the lot at 1747 Dale Street (P� 1425) and in July of 1984 the City approved a lot division at 1766 Alta Vista, creating the lot at 1765 Dale Street {PF 15 � 3). P�'636 of 1971 created the four lots at 1800, 1804 and 1808 Alta Vista and 1781 Dale Street, and �'��292 of 1981 createdthe 6 lots at 1812, 1816, 1820, 1822 Alta Vista and the 2 vacant lots adjacent to Dale Street. It is worth noting that none of the lot divisions received variances from width, depth and/or lot area requirements of the Roseville City Code. Further, this area of Roseville does not have a standard or universal lot or sanitary sewer design, due to curved roadways, change in topography from Alta Vista declining to Dale, and the decades in which the land was subdivided. 53 Section 11.0404 E states: Three Parcel Minor Subdivision: When a subdivision creates a total of three (3) or less parcels, situated in an area where public utilities and street rights of way to serve the proposed parcels already exist i�. accordance with City codes, and no �urthcr utility or street extensions are necessary, and the new parcels meet or exceed the size requirements of the zoning code, the applicant may apply for a minor subdivision approvaL In this case neither parcel meets all requirements of the City Code. A series of variances are necessary before a decision on the Minor Subdivision can be made. 5.4 Section 1004.016 (Residential Dimensional Requirements)establishes the minimum lot standards for residential parcels, which includes: an 85 foot minimum width along a public right-of-way; a 110 foot minimum depth; and 11,000 minimum square feet. 5.5 In Section 1013 the Code states ..... Where there are practical difficulties or unusual hardships in the way of carrying out the strict letter of the provisions of this code, the Variance Board shall have the power, in a specific case and after notice and public hearings, to vary any such provision in harmony with the general purpose and intent thereof and may impose such additional conditions as it considers necessary so that the public health, safety, and general welfare may be secured and substantial justice done. 5.6 State Statute 462357, subd. 6(2) provides authority for the city to "hear PF3626mmRCA_0425�5 Page 3 of 6