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ARDEN HILLS PLANNING COMMISSION – September 3, 2014 8 possible extension of Fairview Avenue further south. Given how this area has developed since then, it is unlikely that a designated street would be constructed where the alley is currently located. If there were a greater chance of a street expansion project in the future abutting 1830 Noble Road, staff would be less supportive of the variance request. Associate Planner Bachler reported that 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. Associate Planner Bachler explained that 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. Associate Planner Bachler reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted. 3. Recommend Denial 4. Table Chair Larson opened the floor to Commissioner comments. Commissioner Holewa requested further information on the alleyway. Associate Planner Bachler provided further detail on how the City viewed the alleyway.