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By his letter dated March 8 and revised plat, the applicant is still requesting 8 lots. The revisions made are desirable in that they increase lot area and lot depth. .However, the degree of the variance for lot width for lots 1, 2, 7 and 8 has been increased. The original plat showed these lots with a lot width of 70 feet versus the 60 feet now proposed. While the revisions made are desirable, we would reiterate our original comments that 8 lots may be excessive for this property. The combination of a reduction in right-of-way width, a shortened cul-de-sac and one less lot could eliminate the need for many of the variances requested, as noted in the original staff report. Since the last Board of Review meeting the City Engineer has indicated the 50 foot right-of-way width may be appropriate for this short residential street. The applicant had originally requested a variance to have the front yard set- back be 25 feet rather than the 30 feet required. If the right-of-way width is reduced, we then see no need for the reduced front yard setback. ALTERNATIVES 1. Approval of all variances requested and approval of the preliminary plat PL-114. While a somewhat higher density may be appropriate for this area, we feel 8 lots is inappropriate. 2. Denial of the variances and subsequent denial of the preliminary plat. 3. Approval of variances for lot area with the condition that the plat include no more than seven (7) lots. STAFF RECOMMENDATION Staff recommends that VN-182 be approved as noted in alternative #3, by waiving the reading and adopting the attached resolution. -~ ,(G ames F. Winkels ~ity Planner