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CASE # <br /> <br />REQUEST FOR PRELIMINARY PLAT APPROVAL OF VALLEY VIEW <br />CASE OF PHILIP JOHNSON <br /> By: Megan Barnett, Community Development Assistant <br /> <br />Background: <br /> <br />Philip Johnson is requesting preliminary plat approval to plat two (2) existing homes on 38.7 acres <br />in the rural residential district into four (4) single family lots. The property is located North of <br />Green Valley Road on the West side of 178th Lane NW. The Planning Commission reviewed and <br />approved the sketch plan at the March meeting. <br /> <br />The following items are enclosed for your information: <br /> <br />a) <br />b) <br />c) <br /> <br />Site location map <br />Proposed Preliminary Plat <br />City Staff review letter dated March 30, 2000 <br /> <br />Observations: <br /> <br />The property is subject to the 4 in 40 density zoning restrictions. City Code also states that each lot <br />must have 200-feet of frontage on a public road and lots on a cul-de-sac can be 200-feet wide at the <br />building setback line. <br /> <br />Under the 4 in 40 and ten (10) acre minimum lot size requirements, Mr. Johnson is entitled to four <br />(4) lots on this 38.7 acre parcel (excluding the Right-of-way to be dedicated to Anoka County <br />Highway). A literal interpretation of City Code would require that three (3) lots meet the ten (10) <br />acre minimum lot size requirement and the 8.7 acre remnant can be platted as a fourth lot. Due to <br />the long and narrow configuration of the property, the most reasonable plat design results in lot <br />sizes of 9.89, 9.60, 9.79, and 9.1. This also results in Lot 1 & Lot 2 not meeting the lot width <br />requirement of 200 feet at the either the street frontage or 40-foot setback line established in the <br />rural area. <br /> <br />Lot's 1, 2, and 3 are deficient of the 10 acre minimum lot size requirement by. 11 acres, .4 acres, <br />and .21 acres respectively. Lot 4, the remnant parcel is acceptable at 9.1 acres because the <br />minimum lot size for remnants is 7.5 acres. Lot's 1 & 2 are deficient of the 200-foot lot width <br />requirement by 81.75 feet and 150 feet respectively. Lot 4 meets the 200-foot lot width <br />requirement. The applicant has applied for a variance that will be heard prior to this request for <br />preliminary plat approval. <br /> <br />Three lots will have access from a cul-de-sac extending west off of 178th Lane. The fourth lot <br />currently has access from Green Valley Road. The developer will pay the cost of paving 178th <br />Lane from the cul-de-sac to Vanadium Street. <br /> <br /> <br />