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______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-017 - 3417 Lake Johanna Blvd & 3420 Fairview Ave - Minor Subdivision and Variance\Memos_Reports_17-017 Page 3 of 12 Plan Evaluation 1. Chapter 13, Zoning Code Review Section 1320 – District Provisions Lot Size and Dimensions Both properties extend from Fairview Avenue on the west side to Lake Johanna on the east. Lake Johanna Boulevard is situated between the existing dwellings on the lots and the lakeshore. Based on the survey provided, there is not dedicated public-right-of way or a formal easement for Lake Johanna Boulevard. To the north and south of the subject properties, there is dedicated right-of-way for the roadway measuring approximately 66 feet in width. The City Attorney has advised that when evaluating the proposed lot areas, the approximate area that would be within the Lake Johanna Boulevard right-of-way if it were to extend across the subject properties should be subtracted from the overall total lot area. The minimum lot area in the R-2 District is 11,000 square feet. The proposed lot line adjustment would transfer 4,295 square feet of total land area from the southern side of 3420 Fairview Avenue (Lot 4) to 3417 Lake Johanna Boulevard (Lot 5). The survey indicates Lot 4 would have an area of 34,402 square feet and Lot 5 would have an area of 14,807 square feet. Staff calculated the approximate right-of-way area on Lot 4 would be 5,610 square feet for a remaining area of approximately 28,792 square feet. The approximate right-of-way area on Lot 5 would be 2,475 square feet for a remaining area of approximately 12,332 square feet. Both proposed lots would conform to the minimum lot area requirement of 11,000 square feet. The minimum lot width in the R-2 District is 85 feet. Lot width is measured at the minimum front setback line of 40 feet. The lot line adjustment would result in the width of Lot 5 increasing from approximately 36 feet to approximately 42.5 feet as measured from the Fairview Avenue front property line. The width of Lot 4 would decrease to approximately 150 feet. A variance is needed in this case to allow Lot 5 to be less than the minimum width requirement. It should be noted that the area of the lot where the proposed dwelling would be located measures approximately 51 feet in width allowing for a larger buildable area. The lot line adjustment would not impact the existing depth of either lot. The R-2 District requires a minimum lot depth of 120 feet. Lot 5 has a depth of approximately 339 feet and Lot 4 has a depth of approximately 313 feet. Lot depth was measured from Fairview Avenue to the Lake Johanna shoreline.