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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 7 of 12 3. Section 1355.04, Subd. 4 - Variance Requirements A variance is needed for the property at 3417 Lake Johanna Boulevard to have a lot width and landscape lot area less than the minimum requirements for the R-2 District. A variance is also needed from the requirement that a Minor Subdivision meet all of the existing provisions of the City Code. The proposed lot width for 3417 Lake Johanna Boulevard is approximately 42.5 feet. The existing width of this property is approximately 36 feet. Two properties to the south have lot widths of less than 42.5 feet. The property at 3415 Lake Johanna Boulevard has a width of approximately 35 feet and the property at the 3403 Lake Johanna Boulevard has a width of approximately 30 feet. The proposed landscape lot area for 3417 Lake Johanna Boulevard is 60.23 percent based on the approximate lot area of 12,332 square feet. Given the dimensions of the property, the dwelling needed to be situated at a significant distance (approximately 116 feet) from the only access point to the lot on Fairview Avenue. This required a longer driveway, which decreased landscape coverage. The Planning Commission and City Council must use the following criteria when reviewing a request for a Variance: 1. Purpose and Intent. The Variance request shall comply with the purpose and intent of the provisions of City's Zoning Regulations and with the policies of the City's Comprehensive Plan. The Comprehensive Plan states that three to five units per acre is allowed in the Low Density Residential land use district. The lot line adjustment would not result in a change to the current density of the two lots of approximately 1.8 units per acre. The Housing Chapter of the Comprehensive Plan includes a policy that the City encourage housing redevelopment that is complimentary to and enhances the character of the City’s established neighborhoods. Criterion met. 2. Practical Difficulties. The applicant for a Variance shall establish that there are practical difficulties in complying with the provisions of the Arden Hills Zoning Regulations. The following criteria apply to this application: a) Reasonable Use. The property owner proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance. A single family home with allowed accessory structure can be constructed on the proposed lot and would be a reasonable use of the property. Criterion met. b) Unique Circumstances. The plight of property owner is due to circumstances unique to the property not created by the landowner. The property is a legal nonconforming lot that does not meet the minimum area or width requirement for the R-2 District.