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City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-010 - 3246 New Brighton Road - Preliminary Plat & Variance\Memos_Reports_17-010\PC Report_(5- 3-17)_17-010.docx Page 4 of 11 necessary to meet the City’s subdivision regulations. All utility and drainage easements will be dedicated to the public as required by the Subdivision Code. C. Park Dedication The Subdivision Ordinance requires developers of subdivisions to dedicate to the public a reasonable percentage of the tract to be developed. Section 1130.08 Subd. 2 of the Subdivision Ordinance indicates that for a subdivision that results in new dwelling units less than two units per acre, the applicant shall dedicate six percent of the buildable land area in the subdivision or pay a park dedication fee of $6,500 per lot. Six percent of the development would be 0.187 acres which would not allow for a feasible park area. A condition of approval would be payment of $26,000 of park dedication fees. D. Required Improvements All other required improvements, including sewer, water, utilities, and driveway connections to New Brighton Road will be constructed in accordance with the City’s Subdivision Code. The Subdivision Code requires that each lot be provided with a minimum of three trees to be placed in the front yard. Coniferous trees must be at least 6 feet in height and deciduous trees a dimeter of 2.5 inches. These tree plantings will be required to be installed at the time each lot is developed. 2. Chapter 13, Zoning Regulations Review Section 1320 – District Provisions (R-2 Single & Two Family Residential District) A. Lot Area and Dimensions The applicant is proposing to subdivide the property into four single-family lots. As proposed, Lot 1 has a size of 21,827 square feet, Lot 2 has a size of 28,140 square feet, Lot 3 has a size of 31,793 square feet and Lot 4 has a size of 43,357 square feet. The Zoning Code requires a minimum lot size of 11,000 square feet in the R-2 District. All lots within the Ernie Nelson Estates subdivision meet the requirements required for lot area. The Code also requires individual lots in the R-2 Zoning District to have a street frontage of at least 85 feet, and a lot depth of at least 120 feet. Lot frontage is measured at the minimum front yard setback, which allows homes to be constructed on a radius, such as on a cul-de-sac, a curve, or lots without parallel lot lines. As indicated by the applicant and reflected on the submitted plans, all lots have a lot width 81.75 feet and a minimum depth of 120 feet. The reduced lot width would require approval of the Variance requested.