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ARDEN HILLS PLANNING COMMISSION – September 3, 2014 6 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. Associate Planner Bachler commented that 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 street and alley line, not the public easement line, and the narrative submitted by the applicant regarding the variance request reflects this understanding. Site Data Land Use Plan: Low Density Residential Existing Land Use: Single Family Detached Residential Zoning: R-2: Single Family & Two Family Residential Current Lot Sizes: .39 Acres (17,207 square feet) Topography: Relatively flat Associate Planner Bachler reviewed the surrounding area, Plan Evaluation and the Variance Evaluation Criteria. Associate Planner Bachler provided the Findings of Fact for review: 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. 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. 8. The Elms Addition Plat was recorded in the Ramsey County Office of the Register of Deeds on June 22, 1955. 9. The easement area on the property measures 5,577 square feet. The net lot area subtracting the easement area is 11,630 square feet. 10. All required structure setbacks for the R-2 Zoning District shall be measured from the public easement line.