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street expansion project in the future abutting 1830 Noble Road, staff would be less supportive of the variance request. The neighborhood along Noble and Grant Roads was subdivided in the 1950s and most parcels in the area have a width of approximately 75 feet. Under the current zoning regulations for the R- 2 District, these lots would be considered non-conforming as the minimum lot width in this district is 85 feet. Additionally, the existing requirement that corner lots maintain front yard setbacks along all street frontages had not been adopted at the time the area was first developed. This can be seen in the large number of dwellings on corner lots in the southwest part of the City which conform to the front yard setback along only one street frontage. For a 75-foot wide corner lot to be in compliance with the Zoning Code, the maximum width of a dwelling that could be constructed would be 30 feet to meet the secondary front yard setback of 40 feet and the side yard setback of 5 feet. Staff believes that in this area of the City, the corner lot setback requirements for non-conforming parcels due to lot width can be overly restrictive and limit the type of dwellings that can be constructed. Recommendation The findings of fact for this variance request support a recommendation for approval. However, if the Planning Commission chooses to make a recommendation for denial, the Findings of Fact would need to be amended to reflect the reasons for the denial. If the Planning Commission recommends approval of this variance, staff recommends the following four conditions: 1. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The property owner shall obtain a Grading and Erosion Control Permit from the City before the building permit is issued. 3. A building permit and a demolition permit for the construction of the new dwelling and a zoning permit for the construction of the driveway shall be required. 4. The structure shall conform to all other regulations in the City Code. Options 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 14-026 for a variance at 1830 Noble Road to encroach 16.5 feet into the secondary front yard setback, based on the findings of fact, the submitted plans, and the four conditions in the September 3, 2014, Report to the Planning Commission. 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 8 of 9