Discuss Potential Lot Split at 14760 Bowers Dr NW

City Staff has been approached by Sandra Porter, owner of 14760 Bowers Dr NW, regarding a request to split the existing parcel into two (2) buildable lots.  The area is zoned R-1 Residential MUSA and is located in the Critical River Overlay District as well as the Wild and Scenic Overlay District.  As part of the Critical River Overlay standards, the parcel is located in the Rural Service Area district.  Bowers Drive is not served by sanitary sewer and water.

No notification required at this time.

The Subject Property is approximately 1.27 acres in size with a lot width of approximately 150 feet (as measured at the front yard [street facing] setback). City Staff acknowledges the difficulty in applying the current overlay standards to this development that was subdivided prior to the enactment of the current overlay standards.  However, this request is somewhat different from typical lawful, non-conforming requests that the City reviews, as this involves the creation of a new buildable lot, versus working through design constraints of setbacks and other bulk standards on an existing lot of record.  Nonetheless, Staff finds it reasonable to review the request as it relates to the essential character of the surrounding area.  Applicable zoning standards are as follows:

Lot Size	2.5 acres
Lot Width	200 feet
Front Yard Setback	40 feet
Rear Yard Setback	35 feet
Side Yard Setback	10 feet
OHW Setback	200 feet
Bluff Setback	35 feet
Max Impervious Surface	30%
Septic Setback OHW	75 feet

The Subject Property is currently classified as lawful, non-conforming and is afforded certain protections under Minnesota Statutes and City Code in its current configuration.  Further subdivision of the Subject Property would constitute an expansion of a non-conforming use, and would require the issuance of a Variance if to be considered.  This lot is one of the largest, if not the largest lot along Bowers Drive.  A lot split would appear to create a lot width and lot size fairly close to the average size of the surrounding lots.  In addition to the deficiency in lot dimensional standards, zoning standards such as setbacks may be of concern.  Details on specific zoning standards would be reviewed as part of a subdivision review if Ms. Porter decides to proceed forward.

A newly created lot would be subject to certain development fees including Park Dedication, Trail Development, and Stormwater Management.  Development fee obligations are estimated to be approximately $3,500.

Ms. Porter would like feedback from the City Council prior to engaging the services of a surveyor and applying for the necessary subdivision requirements.

Based on discussion.

Review of the request thus far has been handled as part of regular staff duties.  All costs associated with reviewing a subdivision and variance request would the the responsibility of the Applicant.

Based on discussion.