CR 94-200 Prelim Pact - 7 Webster Place
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. October 26, 1994 o P K \ '" Council Report 94-200
PRELIMINARY /FINAL PLAT - 7 WEBSTER PLACE
Proposed Action.
Staff recommends the following motions: Move approve Resolution 94-97 denying a
preliminary/final plat to divide the lot at 7 Webster Place.
At the Zoning and Planning meeting, Mr. Gullickson moved and Mr. Day seconded to
approve Resolution RZ94-14 recommending denial of preliminary/final plat at 7 Webster
Place. The motion carried unanimously.
Overview.
The applicant is proposing to divide the lot at 7 Webster Place into two lots. The lot is
currently zoned R-I-E. The R-I-E zoning district requires a minimum lot size of 40,000
square feet. Lot 2 is the lot on which the existing home is located. Lot 1, would be the new
lot created as a result of the division. Lot 1 would have 49,846 square feet and Lot 2 would
have 40,005 square feet,
A discussion on this issue has previously been considered by the Commission at the concept
review level. The applicant has applied for preliminary/final plat approval. At the City
. Council meeting on May 17, 1994, the City Council approved a moratorium on Section 500
of the City Code on granting subdivisions in order to allow for a review of the overall
adequacy of the City's subdivision standards. The new amendments to the subdivision
ordinance were effective October 18, 1994. The moratorium did not exclude this subdivision.
The applicant did apply for a variance from the subdivision ordinance moratorium. The City
Council denied the variance,
Primary Issues to Consider.
0 What are the specifics of the applicant's request?
0 Does the proposed subdivision meet the requirements for a subdivision?
0 Does the proposed subdivision meet the zoning requirements?
0 Is a Park Dedication fee is required?
0 What happened at the Zoning and Planning meeting?
SUDDortine Documents.
0 Analysis of Issues
0 Plat
0 Resolution 94-97
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Nancy-, . Anderson, AICP
Planner
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CR 94-200
Page 2
. Primary Issues to Consider.
0 What are the specifics of the applicants request?
The applicant is proposing to divide the lot at 7 Webster Place into two lots. Lot 2 would be
49,846 square feet and Lot I would be 40,005 square feet. The lots are zoned R-I-E, which
requires a minimum lot size of 40,000 square feet.
Fire Marshal
There is a fire hydrant located in the area that the applicant is proposing to use as access into
Parcel A. If the lot split were to be eventually approved, and it was determined by the City
Staff that this fire hydrant would have to be moved, the applicant will have to reimburse the
City the cost of moving the hydrant.
Access
Access is proposed from Webster Place, The survey shows a 20 foot wide and 130 foot long
private right-of-way will be granted from Lot 2 to Lot I for access. This private right-of-way
is not allowed by the subdivision ordinance. Access to Lot 2 will remain the same.
D tilities
Utilities are available from Webster Place for Lot 1.
. 0 Does the proposed subdivision meet the requirements for a subdivision?
The proposed plat would not meet the requirements of the newly adopted Subdivision
Ordinance. The following sections of the subdivision ordinance that the proposed request
does not comply with:
0 Section 500.27 Subd. 10. Private right-of-way. Private rights-of-way shall not
be approved nor shall public improvements be installed in any private right-of-way. The
proposed access to the new lot is from a private right-of-way.
0 Section 555.55 Subd, 9, Lot shape. Lots shall be substantially square,
rectangle or triangular. Lots shall have a minimum of 3 sides and a maximum of 6 sides to
allow for utilities and drainage easements. The shape of the lots shall generally conform to the
lot shapes in the area. The two lots created will have 10 sides and 7 sides.
0 Does the proposed subdivision meet the zoning requirements?
The proposed lots do meet the required 40,000 square foot requirements. However, the
proposed subdivision does not meet the frontage/access requirements. The Zoning Ordinance
requires a lot to have frontage for a least 35 feet on a public right-of-way and access from that
right-of-way. The proposed lot fronts on Loring Road but does not have access from Loring
. Road.
CR 94-200
Page 3
. 0 Will a park dedication fee be required?
If the plat is approved a park dedication fee of$500,OO is required.
0 What happened at the Zoning and Planning meeting?
Staff reviewed the applicants request with the Commission, Mr. Hayes, the applicant
appeared before the Commission, Mr. Hayes stated that the moratorium was placed on
subdivisions to prevent him from dividing his property. No one appeared at the public hearing
to speak on this matter.
Alternatives.
1. Approve the preliminary/final plat. If the City Council approves the preliminary/final
plat, several variances will also have to be granted in order for the preliminary/final
plat to be approved and the City Council will have to detail findings of fact that
support this approval.
2. Deny the preliminary/final plat. By denying of the premininary/final plat, the applicant
will not be able divide the lot at 7 Webster Place.
3, Continue for further information. If the City Council indicates that further information
. is needed the item should be continued.
.
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CITY OF HOPKINS
. Hennepin County, Minnesota
RESOLUTION NO: 94-97
RESOLUTION MAKING FINDINGS OF FACT AND
DENYING A PRELIMINARYIFINAL PLAT AT 7 WEBSTER PLACE
WHEREAS, an application for a subdivision, SUBD94-2, has been made by Gregory & Susan
Hayes to allow them to subdivide the property at 7 Webster Place; and
WHEREAS, the procedural history of the application is as follows:
1. That an application for a subdivision, SUBD94-2, was filed with the City of Hopkins on
April 29, 1994.
2. That the Hopkins Planning Commission, pursuant to published and mailed notices, held a
public hearing on the application and reviewed such application on May 31 and October
25, 1994: all persons present were given an opportunity to be heard.
3. That the written comments and analysis of the City staff and the Planning Commission
were considered.
. NOW THEREFORE, BE IT RESOLVED that the application for subdivision SUBD94-2 is
hereby denied based on the following Findings of Fact:
1. That the applicants application for a subdivision does not meet the following
requirements of the Subdivision Ordinance:
Section 500.27 Subd. 10. Private right-of-way. Private rights-of-way shall not be
approved nor shall public improvements be installed in any private right-of-way.
The applicants proposed plat shows a private right -of-way for access to Lot 1.
Section 555.55 Subd. 9. Lot shape. Lots shall be substantially square, rectangle
or triangular. Lots shall have a minimum of 3 sides and a maximum of 6 sides to
allow for utilities and drainage easements. The shape of the lots shall generally
conform to the lot shapes in the area, The proposed lots have 7 and 10 sides.
.
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2. That the applicants application for a subdivision does not meet the following
. requirement of the Zoning Ordinance:
Section 560.05. Frontage. No residence shall hereafter be erected upon any lot
unless such lot abuts upon an improved public right-of-way for at least 35 feet and
provides access to the lot from this right-of-way unless it is located within an
approved P.UD. The access to a lot may be only 20 feet in width from a public
right-of-way. Lot I does not have access from a public right-of-way.
Adopted this 1st day of November, 1994.
Charles D. Redepenning, Mayor
James A. Genille, City Clerk
.
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