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alley. In cases where any portion of the lot extends into an abutting roadway the Zoning Code states that the lot line shall be deemed to be the street or alley line. However, the property is also subject to a public use easement that was granted to the City in 1955 when most properties along Noble Road were platted in the Elms Addition. The properties at 1830, 1832, 1834, and 1848 Noble Road were not platted as part of this subdivision, but public use easements across these properties were secured and are shown on the plat. Staff has reviewed this information with the City Attorney and has been advised that all required setbacks at 1830 Noble Road need to be taken from the public easement line and not the street or alley line. The existing dwelling on the property is non-conforming as it encroaches on the front yard setback along Noble Road and the secondary front yard setback along the alley. The existing home is situated approximately 32.7 feet from the easement line on the north side of the property and 19.9 feet from the easement line on the east side of the property. 1. Overview of Request The applicant is proposing to construct a new single-family detached dwelling with a footprint of 1,766 square feet. The structure would include an attached three-car garage measuring 29 feet by 25 feet (approximately 725 square feet), and a main floor plan of 1,039 square feet. As proposed, the structure would encroach approximately 16.5 feet into the required 40 foot secondary front yard setback as measured from the public use easement line along the alley, leaving a 23.5 foot setback from the easement line. The home would be situated approximately 31 feet from the alley line and 40 feet from the eastern property boundary line. The required 40 foot front yard setback along Noble Road would be maintained, as well as the required side and rear yard setbacks. Compared to the existing structure on the property, the proposed dwelling would be located 7.8 feet further south from the Noble Road easement line and 3.6 feet further west from the alley easement line. The applicant has indicated that the property owners intentionally designed a modest and compact home to fit into the general character of the neighborhood. At the time the land use application was submitted, staff believed the setback measurements would be taken from the Existing and Proposed Front Yard Setbacks Existing Proposed Front Yard (Noble Road) 32.7 feet 40.5 feet Secondary Front Yard (Alley) 19.9 feet 23.5 feet City of Arden Hills Planning Commission Meeting for September 3, 2014 P:\Planning\Planning Cases\2014\PC 14-026 - Variance - 1830 Noble Road\Memos_14-026 Page 2 of 9