8A, Planning Case #12-013 - Variance at 1185 Benton Way

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ARDEN HILLS PLANNING COMMISSION—August 8, 2012 3 were so varied in the original PUD that it would be very difficult to create a standard that is less complicated than the existing process. The City Council did, however, approve a process for evaluating future changes to structures in Hunters Park: 1. If additions or alterations to the homes do not require setback or coverage variances from the R-3 Zone, only a building permit issued by the City shall be required. This removed the need for a PUD amendment with every change. 2. If additions or alterations to cluster homes do require additional variances of any kind from the R-3 Zone,the standard variance procedure set by the City shall apply. 3. In both cases, the Architectural and Environmental Committee of Hunters Park Homeowner Association shall review and approve the proposed addition of alteration before submitting the same to the City. It shall assist individual homeowners in determining if a variance is required for proposed alterations. According to the planning case files, the Hunters Park Homeowners Association approved this process along with the City. Plan Evaluation 1. R-3 Regulations, Existing Conditions, and Proposed Redevelopment a. Lot Size &Dimensions The lot is 8,250 square feet, 55 feet wide, and 150 feet long. Although approved as part of the Hunters Park PUD, the lot does not meet the minimum size requirements in the R-3 Zone. b. Structure Setbacks—Variance Required The existing dwelling meets the R-3 structure setback requirements. The existing detached accessory structure encroaches into the front yard and southern side yard setbacks; however, no changes are proposed to the accessory structure. In the R-3 Zone, a total of fifteen feet is required between the two side yard setbacks with at least five feet on one side. With the proposed addition, the northern side yard structure setback would remain at approximately six feet; however, the southern side yard setback would be reduced from the current 11.5 feet to five feet. The total side setback would be reduced from the current 17.5 feet to eleven feet. c. Structural Lot Coverage—Variance Required The existing structural coverage on the property is approximately 18.2 percent. The proposed addition would increase the impervious coverage to 27.0 percent. City Code limits impervious coverage to 25 percent. d. Landscaped Area—Variance Required The existing landscaped area on the property is approximately 65.1 percent. The proposed addition would decrease the landscaped area to 27.0 percent. City Code requires the landscaped area to be over 65 percent. In this type of residential PUD, it is not uncommon for an individual residential lot to not conform to the lot coverage regulations. Shared green spaces are often used to offset the coverage on a lot,particularly when the lots are smaller. The Hunters Park neighborhood includes seven acres of shared