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ARDEN HILLS CITY COUNCIL – SEPTEMBER 29, 2014 12 Associate Planner Bachler provided an overview of the request, the plan review and the variance evaluation criteria. Associate Planner Bachler offered the following findings of fact: General Findings 1. The property at 1830 Noble Road is in the R-2 Single & Two Family Residential Zoning District. 2. The property is a corner lot because it is situated at and abutting on the intersection of two streets, Noble Road and a limited-access alley. A corner lot shall maintain front yard requirements for each street frontage. 3. The lot measures 91.5 feet in width by 188.04 feet in depth and has a total lot area of 17,207 square feet. 4. The northern property boundary line extends approximately sixteen feet into Noble Road and on the eastern property boundary line extends approximately nine feet into the abutting alley. 5. The Arden Hills Zoning Code defines the “lot line” as a property boundary line of any lot held in single or separate ownership or separately described; except that where any portion of the lot extends into the abutting street or alley, the lot line shall be deemed to be the street or alley line. 6. The northern lot line of the property is the street line of Noble Road and the eastern lot line is the alley line of the limited-access alley that abuts the property. 7. In this case, all required structure setbacks for the R-2 Zoning District shall be measured from the public use easement line per the direction provided by the City Attorney. 8. An easement runs along the northern 33 feet and the eastern 16.5 feet of the property. These easement areas were dedicated to the public use forever on the Elms Addition Plat. 9. The Elms Addition Plat was recorded in the Ramsey County Office of the Register of Deeds on June 22, 1955. 10. The easement area on the property measures 5,577 square feet. The net lot area subtracting the easement area is 11,630 square feet. 11. The proposed structure would encroach 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. 12. The proposed structure conforms to all other setback requirements for the R-2 District. 13. The proposed structure and landscaping coverages are within the zoning district requirements. 14. The proposed dwelling would not exceed 35 feet in height. 15. Detached single-family dwellings are permitted structures within the R-2 Zoning District. 16. All structures on the lot are outside of the 100-year flood plain, wetlands, and easements. Variance Findings: 17. Detached single-family dwellings are permitted and a reasonable use within the R-2 Single & Two Family Residential Zoning District. 18. The purpose of the R-2 District is to among other things reserve development areas for single-family homes and to take advantage of municipal utilities. 19. The property is unique in that the secondary street frontage along the eastern property line is on a narrow one-way alley that principally provides rear yard access to properties that