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The property is unique because the property boundary lines extend into the abutting street and alley: the north property line extends approximately 16 feet into Noble Road and the east property line extends approximately 9 feet into the abutting alley. In cases where any portion of the lot extends into an abutting roadway the Zoning Code defines the lot line as the street or alley line. However, this property is also subject to a public use easement granted to the City in 1955 when the neighborhood was 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. The required setback for the principal and secondary front yard is 40 feet. 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. A Certified Survey of the property and the existing conditions and a Site Plan of the proposed building are included in Attachment D. Existing and Proposed Front Yard Setbacks (As Measured from the Public Use Easement Line) Existing Proposed Required (R-2 Zoning District) Front Yard (Noble Road) 32.7 feet 40.5 feet 40 feet Secondary Front Yard (Alley) 19.9 feet 23.5 feet 40 feet City of Arden Hills City Council Meeting for September 29, 2014 P:\Planning\Planning Cases\2014\PC 14-026 - Variance - 1830 Noble Road\Memos_14-026 Page 2 of 6