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ARDEN HILLS PLANNING COMMISSION – May 3, 2017 3 Current Lot Sizes: 3.12 Acres Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation and the Variance Evaluation Criteria. Senior Planner Bachler provided the Findings of Fact for review: General Findings: 1. The proposed Ernie Nelson Estates subdivision is comprised of a total of 3.12 acres. 2. The proposed Ernie Nelson Estates subdivision property is located at 3246 New Brighton Road and is currently zoned R-2 – Single & Two Family Residential. 3. The Ernie Nelson Estates subdivision is proposed as R-2 – Single & Two Family Residential. 4. The R-2 – Single & Two Family Residential District permits up to five (5) units per acre. 5. The proposed Ernie Nelson Estates development is proposed at 2.6 units per net acre. 6. The Ernie Nelson Estates subdivision property currently has the land use designation of Public & Institutional in the City’s 2030 Comprehensive Plan. 7. The applicant is proposing to re-plat the property into four (4) single-family lots. 8. The applicant is proposing to construct four (4) single-family homes. 9. No new streets will be constructed as a result of this development. 10. The proposed development requires park dedication. 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 an 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. Senior Planner Bachler stated for the benefit of the Planning Commission and the applicant, staff has prepared the following recommended conditions. Since this project is being requested to