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8A, Planning Case #12-013 - Variance at 1185 Benton Way
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8A, Planning Case #12-013 - Variance at 1185 Benton Way
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1. Although the 8,250 square foot lot was approved as part of the Hunters Park PUD, it does <br /> not meet the minimum requirements of the R-3 Zone. <br /> 2. The existing dwelling meets all property line setbacks. The existing detached garage <br /> encroaches on the front yard and southern side yard setbacks. <br /> 3. The proposed addition would reduce the combined side yard setbacks from 17.5 feet to <br /> 11.5 feet. The southern side yard setback would be reduced from 11.5 feet to five feet. <br /> The northern side yard setback would remain at six feet. A variance is required if the two <br /> side setbacks do not equal fifteen feet or more. <br /> 4. The proposed addition does not encroach on the rear or front setbacks. <br /> 5. The structure coverage is proposed to increase from 18.9 percent to 27.0 percent of the <br /> lot. A variance is required to exceed 25 percent structure coverage on the lot. <br /> 6. The landscape area would be reduced from 65.1 percent to 60.7 percent of the lot. A <br /> variance is required to reduce landscape area below 65 percent. <br /> 7. The dwelling with the proposed addition would not exceed the 35 foot height limit. <br /> 8. Dwellings are permitted structures within the R-3 Zone. <br /> 9. The existing dwelling and the proposed garage are outside of the 100-year flood plain, <br /> wetlands, and easements. <br /> 10. The Planning Commission and City Council approved a substantially similar proposal for <br /> the property in 2007. <br /> Variance Findings: <br /> 11. A dwelling and addition are reasonable uses within the R-3 Zone. <br /> 12. The nonconforming lot size for the R-3 Zone, which was approved as part of the PUD, <br /> and the substantial amount of shared open space that is part of the development, presents <br /> a unique situation that warrants the requested variances. <br /> 13. It is unlikely the proposed addition would have a negative impact on the property or the <br /> neighborhood. The addition will not reduce the northern side yard setback, and the <br /> southern property line is adjacent to common space that is owned by the Hunters Park <br /> Homeowner's Association. The nearest dwelling unit to the south of the subject property <br /> is approximately sixty feet away. <br /> 14. The increase lot coverage is unlikely to have a negative impact because of the shared <br /> adjacent shared green space to the south of the subject property. There is a total of seven <br /> acres of Homeowners Association common green space throughout the neighborhood. <br /> 15. The proposed plans and setback variance for the dwelling do not appear to be based on <br /> economic considerations alone. <br /> 16. The applicant has received approval from the Hunters Park Architectural and <br /> Environmental Committee for the proposed addition. <br /> Recommendation <br /> The Planning Commission reviewed this application at their August 8, 2012, meeting <br /> (Attachment A) and unanimously recommends approval of Planning Case 12-013 for a variance <br /> City of Arden Hills <br /> City Council Meeting for August 27, 2012 <br /> \\Metro-inet.us\ardenhills\Planning\Planning Cases\2012\12-013-1185 Benton <br /> Page 3 of 4 <br />
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