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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 4 of 12 Structure Setbacks For properties with lot lines that extend into abutting streets, the street line is used as the lot line for the purpose of determining structure setback requirements. The lot lines for both 3420 Fairview Avenue and 3417 Lake Johanna Boulevard extend into Fairview Avenue and across Lake Johanna Boulevard. The Zoning Code also defines a through lot as a property that has a pair opposite lot lines abutting two substantially parallel streets. Section 1325.03, Subd. 1 (C) of the Zoning Codes that for through lots, the administrator may determine that one of the front yards may be deemed a rear yard and shall determine appropriate rear yard setback requirements. Factors to be considered include topography, location of structures on the lot, location of structures on adjacent lots, and the types of streets abutting the lot. There are eight through lots in this area with frontage on Lake Johanna Boulevard and either Fairview Avenue or the public alley that extends off of Fairview Avenue. New homes have recently been constructed on the two properties to the immediate north (3433 Lake Johanna Boulevard and 3420 Fairview Avenue), and for these properties the City determined the Fairview Avenue side of the property would be treated as the front yard and required to meet the 40-foot setback requirement. The two properties to the south (3415 and 3407 Lake Johanna Boulevard) have dwellings that were built in 1958 and 1960. Both of these properties have frontage on the public alley and have detached garages off of the alley. Based on the orientation of the dwellings on these properties, staff would treat the Lake Johanna Boulevard frontage as the front yard and the alley as the rear yard. For 3417 Lake Johanna Boulevard, staff determined that the Fairview Avenue side of the property should be considered the front yard and the Lake Johanna Boulevard side the rear yard. The new dwelling would be required to meet the 40-foot front yard setback from the Fairview Avenue street line. Staff determined that the dwelling should be setback 60 feet from the Lake Johanna Boulevard street line to account for the boulevard area along the west side of the street and the required 30-foot structure setback for the R-2 District. The new dwelling would also be required to meet the minimum side yard setback of 5 feet and combined side yard setback of 15 feet. The preliminary building plans indicate the dwelling would meet all setback requirements. Proposed Lot Sizes and Dimensions 3420 Fairview (Lot 4) 3417 Lake Johanna Boulevard (Lot 5) Lot Area (min. 11,000 sq. ft.) 28,792 sq. ft. (approximate) 12,332 sq. ft. (approximate) Lot Width (min. 85 feet) 150 feet 42.5 feet Lot Depth (min. 120 feet) 313 feet 339 feet