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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 9 of 11 11. The park dedication requirement for this application is six percent of the buildable land area in the subdivision or 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. The park dedication fee of $6,500 per lot will be applied in this case. 12. As currently designed the proposed plan is not in conformance with the City’s 2030 Comprehensive Plan in regards to the land use classification. The property at 3246 New Brighton Road is guided for Public & Institutional uses. 13. The development plan would require that the property be designated in the Comprehensive Plan as Very Low Density Residential. Variance Findings: 14. The applicant has requested a variance from the R-2 lot width standard of 85 feet to a reduced standard of 81.75 feet. 15. A Comprehensive Plan Amendment is required to re-guide the property for Very Low Density Residential use from its current classification as Public and Institutional. 16. A single family home with allowed accessory structures can be constructed on a 81.75 foot wide lot and would be a reasonable use of the property. 17. The property has been used as a fire station for decades and it is assumed that forethought into the eventual redevelopment into residential lots did not occur. 18. There are a number of lots within this block that have lot widths less than the required 85 feet, but the majority of the lots on this block are 85 feet wide or greater. 19. The practical difficulty could be the difficulty of converting a property designed as a fire station into a residential subdivision. 20. The proposed lots face southwest and have adequate access to sunlight. Recommendation For the benefit of the Planning Commission and the applicant, staff has prepared the following recommended conditions. Since this project is being requested to be tabled until the June 7, 2017 Planning Commission meeting, some of the condition may change if plan revisions are submitted by the applicant: 1. The Preliminary Plat and Final Plat drainage easements shall be expanded to twelve (12) feet in width dedicated to the City along the right-of-way and centered on common lot lines to match the City Code requirement. 2. The applicant will supply a Tree Preservation Plan that complies with the City Code requirements before the City Council approval of the Ernie Nelson Estates plat. 3. The project shall be completed in accordance with the submitted plans 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. 4. The execution of the Final Plat shall be contingent upon the Metropolitan Council’s approval of the Comprehensive Plan Amendment.