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applicant a hardship and a reasonable use of the property. It should be noted that the applicant will not need a variance to the 4 in 40 density restriction once the new code takes effect. The applicant will need to receive a variance to create both of the lots (2.1 and 7.9 acres). As the Board knows, the proposed Zoning Ordinance being considered by the City Council reduces that minimum lot size to 2.5 acres in most of rural Ramsey. In any case, even with the new ordinance, a variance will be needed since the applicant is proposing to create a lot smaller than 2.5 acres. The applicant states that there are two reasons why the variance .to lot size is needed; the location of the existing house makes it difficult to create a 2.5 acre lot; and that one-half of an acre of the applicant's land was dedicated as fight-of-way as part of the Echo Ridge Estates platting done in 1991. In anticipation of the new zoning ordinance, staff has looked at the possibility of creating lots that will conform to the new minimum lot size of 2.5 acres. Staff has looked at the parcel and has determined that while it may be difficult, it is not impossible to create a 2.5 acre lot. A lot could be created that would be 2.5 acres in size and meet ali applicable setbacks. However, the lot would be irregularly shaped. The parcel containing the homestead will exceed the lot size minimum of the new ordinance. Additionally, it is Staff's opinion that the fact that the applicant doesn't have enough area for a proper lot size because he dedicated right-of-way as part of the Echo ~dge Estates is a self- created hardship. Under Section 9.03.05 Subd. 2(b)(2)(c) a vahance cannot be granted if the special conditions and circumstances causing the undue hardship result from the actions of the applicant. Recommendation: Staff recommends that the variance from the 4 in 40 density restriction and minimum lot size request submitted by Robert Longfield be denied for several reasons: 1) In regards to the 4 in 40 density restriction portion of the variance, the applicant is not showing a lot size of 10 acres in conformance with current regulations (both lots) or in conformance of the 2.5 acre lot size minimum proposed under the Chapter 9 revisions (one lot) 2) The inability to create a parcel that will meet the new code is partially a self-created hardship, due to the fact that the applicant previously dedicated right-of-way as par~ of the Echo Ridge Estates subdivision. 3) Ir is possible for the applicant to create a lot that meets the 2.5 acre minimum proposed under the new code and that also meets ali of the required setback mn/mums for the ex/sting homestead. 50