Consider possible lot area variance application for a Minor Subdivision at 7021 158th Ln NW

The purpose of this case is to get initial feedback from the Planning Commission as it relates to a possible future resident application for a variance to minimum lot area to allow for a minor subdivision of the property located at 7021 158th Ln NW.

No notification is required at this time as an official applicaiton has not been submitted.  If a future applicaiton was submitted, a public hearing would be required and notice sent to adjacent property owners as required by statute.

The owners of 7021 158th Ln NW wish to subdivide their 2.57 acre lot into two seperate parcels for the purposes of selling the additional lot to one of their children. Staff estimates that the new lot would be approximately 0.7 acres in size which would result in the original parcel being reduced to a total lot size of approximately 1.87 acres. The subject property is zoned R-1 Rural Residential which has a minimum lot size of 2.5 acres. The property is guided as Rural Developing by the Comprehensive Plan.

Adjacent properties are also zoned R-1 Rural Developing however, they range in size from 0.5 to 1.21 acres in size. These properties were subdivided by a metes and bounds subdivision prior to the ordinance requiring platting and a minimum lot size of 2.5 acres.

The proposed lot size would seem consistent with the adjacent properties however it is unclear at this time what the practical difficulty would be to satisfy the City's Ordinance for approval of such a variance.

In reviewing this request staff noted a large number of vehicles being stored in the rear of the property within a fenced area behind the home. City Ordinance currently permits up to eight (8) items to be stored outside for lots between two (2) and 4.99 acres in size. Based up on a 2016 aerial image of the property there were approximately thirteen (13) vehicles parked within the fenced area in the rear yard as well as two (2) vehicles parked in the driveway and at least one (1) boat along the rear property line. The property has an attached three stall garage. If the existing home was reduced in size to a lot less than two (2) acres in size it would be limited to no more than six (6) items. To date Staff has not recieved any complaints on the property that would have triggered a code enforcement follow up.

If the Planning Commission is generally supportive of lot area variances to accomodate the desired subdivision it should also be noted that there would need to be a demonstrated reduction in the number of motor vehicle/recreational equipment on the property.

Alternatives

Alternative 1:  Indicate general support for variances related to lot size for the desired subdivision and the need to come into compliance with the off street parking requirements as it relates to the number of motor vehicles permitted to be stored outdoors on the property.

Alternative 2:  Indicate that their would not be support for variances related to lot size for the desired subdivision and the need to come into compliance with the off street parking requirements as it relates to the number of motor vehicles permitted to be stored outdoors on the property.

This case is being handled as part of Staff's typical duties.

Staff is looking for general feedback from the Planning Commission as it relates to possible lot area variances. Please note that the Planning Commission typically does not approve lots less than one acre in size in rural areas. This is not only for neighborhood character, but spacing for well and septic. 

No formal action is required at this time.