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2.Subdivision 7611 and 7613 Iroquois ,\ice I h C 1TY O F P.C. DATE: cannitssrx C.C. :: 89: S::'E: n. 1990 \tQ CASE IIPrepared by: Olsen/v I STAFF REPORT il I PROPOSAL: Metes and Bounds Subdivision of a Platted Lot to Split a Duplex into a Twinhome I'm t II a U LOCATION: Lot 8, Block 3, Highland Park Ij Lam IIAPPLICANT: Anita Thompson 4 7611 Iroquois Chanhassen, MN 55317 1 II PRESENT ZONING: RSF, Single Family Residential g y e al 1 ACREAGE: 13,308 square feet DENSITY: IADJACENT ZONING AND LAND USE: N- RSF; single family IS- RSF; single family QE- RSF; duplex Q ' W- RSF; single family IV.j. WATER AND SEWER: Water and sewer is available to the site. - _ IPHYSICAL CHARAC. : The site contains a duplex. I2000 LAND USE PLAN: Low Density Residential 1 !MII11/�5a:� •00 �j -- / — f \ E.:,/t-_,,,---• v-0ml a' zire i-V4v- -74 ! rizivi:--7:\A \___ -or/ Dn (,( lklirki F rar w Vw- veveirlyft, ' form r.144 \,, _ PaIllri' NMI et• 0 -0 AMVIIIATVVAPPia 14, ■ :WA S_ -- ��co •I_ " .t iii111 r .s. T.712,wpr,,,:v4t nrurrittosk -.4117-141 gqk 1, .... ... . ... ... fi-,-;„,,,.. .......„____, re : 4 --**4..:V-417tt ilir"Vill`r*%.. -.' '' 1 lai774e1.0 . -- = = ME IN 11,41:4.i.: IvAatillt NAT, gap iimiLi .. - A• liztt,.. la -1 1 1 I I I i-I go*: L L A 110 \ IP I:ii240 1 plAW!I 13 r a \ ' 4*.lirvils Ifr m��' ,..\ SHADOW MERE R4 . ��� Ri v o` `, ,1 M- ?pea-:: 'i r.., ,ea.\ LAKE `\'741 RS .. _ ,\�� . . .� lir _ C R e 2 7,11.013 a T1 11-7.1� /► 7 *4-k: •• 14411116 ;r-- alk Iona! .!141P% ' ir 4 rit L.114.. \cx --z--\41.T.- lillilliA Tom, Ng r` sodili ' VIIIII: 7-"1111•04°0""r"11 I- Sikiiie"\\\ 'MI, \ .. rail& 421 X11 ��irms ■�- - EL,. ..- 1,.0:63.F-ti... Mir / i 1 . ' R 1 _ um lo[z oar: III �!- i - �� - R 1 2, O� : r - :r: : ,1 R 12• - . r -" is :.11.1 . -., -4. amail 1"firi--6-!:: Wi0 i 011 1 i''fv, maw r-- - 4 .. ■ 11111 1111111:111:1:1.■71 ,, iti iiii i ,A<11 Qg iimin t�� pl1un x111 ipv.4 ■ , e18i.. . . J,l �� � � �iil • : *per- , •JI ' i : ril‘411svr * Ems' F-t;A 0 -,,-,==.--A■ 1:77,4310:4 ts 11- Pirogg I Artr - • 1 m NI Pi 1 ikIEt 6? % ' r" a � I al ��\� I � w�J 1127 ���/j ',� • / a �� c��© _ ��- � �� F RSI 1 C/- ttAiN _ Wilf464. i �,,r� _ ____,• INNEN '.' �� / - CIRCLE II Thompson Subdivision January 22, 1990 Page 2 APPLICABLE REGULATIONS I Section 18-37 (b) of the Subdivision Ordinance allows the City Council to approve a metes and bounds subdivision of a platted lot into two lots in areas inside the Metropolitan Council' s Urban Service Area, if both resulting lots meet the minimum requirements of the Zoning Ordinance and abut an existing public street. To the extent possible, the new boundary lines shall be parallel to the existing lot line. ANALYSIS ' The existing lot contains 13,308 square feet and a duplex home. The lot is located in one of the older subdivisions of the city which contain lot areas which do not meet the minimum require- ments of the current City Code. The subdivision contains single family residences and a few duplex residences. The applicant wishes to subdivide the lot into two lots so that the property can be sold as a twinhome with each half containing its own pro- perty rather than being on a common lot. The zoning ordinance requires a 2-family dwelling to have 10, 000 , square feet per dwelling unit and 50 feet of lot frontage per dwelling unit. The subject property does not meet the minimum standards required. Section 20-71 of the zoning ordinance states that the lawful use of a building or land existing on February 19, 1987 , may be continued although such use does not conform with the provisions of this chapter. Except as otherwise pro- vided, non-conforming uses shall not be extended or enlarged. An interpretation of the non-conforming use section of the zoning code would allow the subject property to be subdivided as a metes and bounds since it is not intensifying the use, does not change land use, and continues to be a lawful non-conforming use. The only change in the situation as a result of a metes and bounds subdivision would be change in ownership of the land. The City Council can decide that the proposed metes and bounds subdivision does not meet the minimum requirements, does not apply as a non-conforming use and must therefore go through the platting procedure and receive variances. Staff feels that the property should be permitted to be subdivided as a metes and bounds subdivision since the conditions of the property and land use will not be changing beyond existing conditions. In the event that the existing structure is destroyed, staff recommends approval be conditioned on the site being used only as a twinhome site. The subject property has a 5 foot utility ease- ment along the rear lot line. The typical 10' and 5 ' utility easements should be provided along the front and side lot lines (this does not include the new interior zero lot line) . The 11 Engineering Department shall review existing utility hookups and require any additional easements necessary to ensure access to utilities servicing the site. Thompson Subdivision January 22, 1990 Page 3 RECOMMENDATION IStaff recommends the City Council adopt the following motion: "The City Council recommends approval of Subdivision #89-22 as shown on the plans dated January 3, 1990 with the following ' conditions: 1. The two resulting lots can only be used as a site for a ' twinhome with a zero lot line. 2 . The twinhome shall conform to all building code requirements. ' 3. A 10 foot front yard and 5 foot side yard utility easement and any additional easements covering existing utilities shall be provided over the subject property. " ' ATTACHMENTS 1. Subdivision ordinance. 2 . Zoning ordinance. 3 . Metes and bounds survey dated January 3 , 1990. i I 1 § 18-36 CHANHASSEN CITY CODE 1111 DIVISION 2.PLATTING PROCEDURES Sec. 18-36. Generally. ' Notice requirement and procedures set forth in this chapter in excess of those required by state law are directory. Failure to comply with such procedures will not invalidate the proceedings. (Ord.No.33-D, § 4.3,2-25-85) Sec. 18-37. Exemption. (a) The city clerk shall certify that the following conveyances are exempt from platting if the new and residual parcels meet the minimum requirements of the zoning ordinance for a buildable lot and are on an existing public street.The applicant shall furnish the city a survey prepared and signed by a registered land surveyor for review: (1) Dividing a platted lot to add a portion of the lot to an abutting lot; (2) Dividing a metes and bounds parcel to add a portion of the parcel to an abutting parcel; (3) In areas outside the Metropolitan Council's 1990 urban service area,the separation of a parcel into two(2)or three(3)parcels if all resulting parcels are capable of being further subdivided into buildable lots under the zoning ordinance. , (b) The city council may approve a metes and bounds subdivision of a platted lot into two (2) lots in areas inside the Metropolitan Council's 1990 urban service area if both resulting lots meet the minimum requirements of the zoning ordinance and abut an existing public street.To the extent possible,the new boundary line shall be parallel to a previously existing lot line.The city council shall hold a public hearing on the proposed subdivision after notice of 1 the date, time, place and purpose of the hearing has been published once in the official newspaper, and a proposed development notification sign has been erected on the subject property by the applicant,both at least ten(10)days before the date of hearing.Written notice ' shall also be mailed by the city to the applicant and all owners of record within five hundred (500)feet of the outer boundaries of the subdivision. Failure to post a proposed development notification sign or to give notice or defects in the notice shall not affect the validity of the proceedings. At least three (3) weeks prior to the hearing the applicant shall submit to the city: (1) A survey(prepared and signed by a registered land surveyor); (2) A list of property owners within five hundred(500)feet of the boundaries of the parcel to be subdivided; (3) Except as waived by the city,all information required for plats. , (Ord.No. 33-D, § 4.2,2-25-85) 1000 I §20-58 CHANHASSEN CITY CODE • I CI (3) That the granting of the variance is necessary for the preservation and enjoyment of substantial property rights. (4) That the special conditions and circumstances are not a consequence of a self-created 1 hardship. (5) That the variance will not be injurious to or adversely affect the health, safety or welfare of the residents of the city or the neighborhood wherein the property is ' situated and will be in keeping with the spirit and intent of this chapter. (Ord.No.80,Art.III, § 1(3-1-3(2)), 12-15-86) ' Sec. 20-59. Conditions for use of single-family dwelling as two-family dwelling. A variance for the temporary use of a single-family dwelling as a two-family dwelling Imay only be allowed under the following circumstances: (1) There is a demonstrated need based upon disability, age or financial hardship. ' (2) The dwelling has the exterior appearance of a single-family dwelling, including the maintenance of one(1)driveway and one(1)main entry. (3) Separate utility services are not established(e.g. gas, water,sewer,etc.). 1 (4) The variance will not be injurious to or adversely affect the health,safety or welfare of the residents of the city or the neighborhood where the property is situated and ' will be in keeping with the spirit and intent of this chapter. (Ord. No. 80,Art. III, § 1(3-1-3(2)), 12-15-86) ' Sec. 20-60. Denial. Variances may be deemed by the board of adjustments and appeals and the council, and such denial shall constitute a finding and determination that the conditions required for ' approval do not exist. (Ord. No. 80,Art. III, § 1(3-1-4(6)), 12-15-86) Secs. 20-61-20.70. Reserved. ' DIVISION 4. NONCONFORMING USES Sec. 20.71. Nonconforming buildings and uses. The lawful use of a building or land existing on February 19, 1987 may be continued, although such use does not conform with the provisions of this chapter. Except as otherwise provided, nonconforming uses shall not be extended or enlarged. ' (Ord. No. 80,Art. III, § 5(3-5-1), 12-15-86) Sec. 20-72. Nonconforming lots of record. ' Single-family lots in the A-2 and RR Districts established prior to February 19, 1987 shall be deemed as buildable lots. In the RSF and R-4 districts, notwithstanding limitations im- 1 1162 ..,�- . ;W.; _.._."i..___. CERTIFICATE �. . . .. #ssw sates,lac. 1 •d0E0 Wallace Rosd �� OF Eder trio.Minnesota 55344 -_ ttttt .X1'• ""1 SURVEY 012)X242 /_...--, VIMMENNIMM 1 Survey for. A AJ l TA T140 Wt rsoJ 1 Job No. 8999 16k. so9 pg. s 1 1 1 fRoPoSED t.d1 otut5toPl - -' - 3 , 1190 i 1 in kloiVia ,1 , 25 47LALE: I s 30 /N,,,,e&rrs> co r Nee O ufi ERSEN EArr (comp I t F .or$ 1'10. 00 41, 4o1 f 14 3 •tz..- i N — — 22.1 AREA .P1.1 I 0 ■ t N 1218 Snug € F � S � I ' 30 8 ;� N I ' O a C \_ __ N N l`i * ' '11 N 1' \ <r ---' I fy931 ZSdS --.1. 1 •` 47 . 1 zs'O9 t I i i 5 Ne: — �'" r ft. AREA I N n3 N O•O% 31.1 * a Ion �' _t ?WIu.tiY Efe�TI } 1 S-5 2 1� I t 5 -----• � 1 /qi -00 1 tat 1 ■ . PROPOSED LEGAL DESCRIPT1ONN I - (7613 Iroquois Chanhassen,Minnesota) That part of Lot 8, Block 3, HIGHLAND PARK according to the recorded plat thereof, Carver I County Minnesota, lying Southeasterly of a line run from a point on the West line of said Lot 8,, distant 54.11 feet South of the Northwest corner thereof, to a point on the East line of said Lot 8, distant 50.02 feet South of the Northeast corner thereof, and there terminating. 1 I HEREBY CERTIFY THAT THIS IS A TRUE AND CORRECT REPRESENTATION OF THE BOUNDARIES OF SEE A•6ouE CA r` r ,MINNESOTA. • SURVEYED BY ME THIS S re DAY OF Ptcem6ER ,19 Si . .1w�_ _ R I ONALD L '.-LIEGE STCTC FEu1t:TP.ATtCt4 NC.14374 I Vii. LAND DEVELOPMENT APPLICATION /. CITY OF CHANHASSEN �v�� l 690 Coulter Drive Chanhassen, MN 55317 n ,7/)/� •I (612) 937-1900 . - APPLICANT: - dii..6 W L. OWNER: 14).-,2&___Li I -ADDRESS 2'(Q 11 (g'Q Q(X() l S ADDRESS 7 G f � S�f � . I TELEPHONE (Da time) i� G Zi Code '-_ Zip Code y G f.3 '3 J TELEPHONE I REQUEST: .- _ ..; • - -- - -• Zoning ,_, . • _. ng District Change ^- �_'• Planned Unit Development s. I • Zoning Appeal Sketch Plan Zoning Variance Preliminary Plan • Final Plan IZoning Text Amendment X Subdivision • Land Use Plan Amendment Platting I Conditional Use Permit Metes and Bounds • 11 Site Plan Review Street/Easement Vacation -- Wetlands Permit r PROJECT NAME - PRESENT LAND USE PLAN DESIGNATION GNATION f)O(AJ3 -E B LA /I,I (.) c.) 1 REQUESTED LAND USE PLAN DESIGNATIONS-% Mg--Th / mil, t-ujL) u fu t �J PRESENT ZONING v 6,0 L J a 0� 6 I9 L6 W IREQUESTED ZONING 2 S/ N CC 1-: ro_ Ai) , L-1 • USES PROPOSED ,S/ llf ( -m i y 9cf L- t_-L ! tti G 1 SIZE OF PROPERTY stk R 6 Pqr A-.t-V 4c. 4 E S) . LOCATION // �K Q a v s 4-- . 7C- 13 /1 o 0 (A 6 t . I s REASONS FOR THIS REQUEST L,.I(,5H x _ C, / r( - 6f /lit . I. LEG AL DESCRIPTION (Attach legal if necessary) r I _ .:#i ,., )0../ //I-Ai .,0 -Pit g/N . Low 06 8 rfL/( o o _3 :}: i D-E C 121W9 CITI OF CHANHASSE ' . -P'40. • • - : . LL • i LAND DEVELOPMENT APPLICATION y, ( CITY OF CHANHASSEN )y�, � � It 690 Coulter Drive )0� • Chanhassen, MN 55317 /�/ II•L x.(512) 937-1900 W APPLICANT: OWNER: 4- m ,s- jJ ADDRESS ' if . rg'0 90, 1 __S ADDRESS aka.. „Zip Code --_ Zip Cod TELEPHONE (Daytime) /� ,3 7r-3 y{J TELEPHONE REQUEST: Z I oning District Change Planned Unit Development .4- • Zoning Appeal Sketch Plan Zoning Variance Preliminary Plan • - Final Plan II Zoning Text Amendment x Subdivision Land Use Plan Amendment _ Platting Conditional Use Permit Metes and Bounds I Site Plan Review Street/Easement Vacation - II Wetlands Permit PROJECT NAME PRESENT LAND USE PLAN h A--2_,0 II DESIGNATION j Q(A 01.1= a Af G C,3 REQUESTED LAND USE PLAN DES IGNATIONc5- , ,4 7 I ru-tt 0 a to Al PRESENT ZONING ,DU 643�� u 6 I-6 REQUESTED ZONING 02- 5/N ( -E ro• M L_ r t • I • USES PROPOSED 4,2, ,S/ id C=j, ' PAM j LY pUl i L ! r/ G SIZE OF PROPERTY Ci/S l\ T I S LOCATION 11 �R O o a o C.S. 4-- • 7C- 1,3 /7 v m u a c s REASONS FOR THIS REQUEST jI',•S H -k -- G o SGp, Afr1 G/ /f( �s �' LEGAL DESCRIPTION (Attach legal if al i necessary) ' , 2_07. Oaf ILI< o0 3 _..: g 1,, w /1)-iti.,p -Ph' /Nd • _ DEC 121,9d9 Y_ . . Cif/DE CHANHASSE • ' .}