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City of Arden Hills Planning Commission Meeting for March 9, 2016 P:\Planning\Planning Cases\2016\PC 16-005 - 3382 Lake Johanna Blvd - Variance\Memos_Reports_16-005 Page 3 of 9 Plan Evaluation 1. R-2 Regulations, Existing Conditions, and Proposed Redevelopment A. Lot Size & Dimensions – Nonconforming The survey indicates the lot is 8,581 square feet. The width of the lot is approximately 157 feet along Lake Johanna Boulevard and 129 feet on Lake Johanna. The average depth of the lot between the north and south property lines is 72.5 feet. The lot does not meet the minimum size or depth requirements for the R-2 District. B. Structure Setback – Variance Required The existing principal structure is nonconforming due to an encroachment in the required front yard and lakeshore setbacks. At its closest point, the house is setback 8.3 feet from the front property line and 23.2 feet from the Lake Johanna shoreline. The minimum front yard setback is 40 feet and the minimum structure setback from the ordinary high water level of Lake Johanna is 50 feet. The proposed addition would not bring the house any closer to the front property line or Lake Johanna than these existing nonconforming setbacks of the structure. The roofline of the covered walkway between the garage and the house is 15.9 feet from the front property line. With the proposed enclosure of this area, the structure setback from the front property line would remain 15.9 feet. On the lake side of the house, the back of the entry would be in line with the back side of the garage and approximately 36 feet from the Lake Johanna shoreline. The addition above the garage would expand the structure vertically but would not bring it any closer to a property line. The second floor addition would maintain the existing setbacks of 7.2 feet from the south side property line and 19.5 feet from the front property line at its closest point. Section 1325.03, Subd.2 (D) of the Zoning Code permits the footprint of nonconforming single- family dwellings to be expanded so long as the proposed addition extends no closer than 30 feet from the front property line or create any new nonconforming conditions. This exception would not apply in this case because the addition would be located 15.9 feet from the front property line and it would result in several new nonconforming conditions. Applicable R-2 Lot Requirements 1. Minimum Lot Area (sf.) 11,000 2. Minimum Lot Size (ft., width/depth) 85/120 3. Height (ft.) 35 4. Floor Area Ratio (FAR) 0.3 5. Lot Covered by Structure 25% 6. Minimum Landscape Lot Area 65% 7. Minimum Building Setbacks (ft) Front Yard 40 Rear Yard (Principle) 30 Rear Yard (Accessory) 10 Side Yard Interior - Principal (Minimum/total both yards on lot) 5/15 Side Yard Interior - Accessory 10 Side Yard Corner 40