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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 9 of 12 2. The applicants have requested a Minor Subdivision to transfer 4,295 square feet of property from 3420 Fairview Avenue to 3417 Lake Johanna Boulevard. 3. The properties at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard are located in the R-2 – Single and Two-Family Residential Zoning District and are guided for Low Density Residential land uses in the Arden Hills 2030 Comprehensive Plan. 4. Section 1150.04 of the City Code lists the requirements for subdividing and/or consolidating previously platted property. 5. The submitted survey was prepared by a registered land surveyor and meets the City requirements. 6. The proposed lot line adjustment will not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subject properties are located. 7. The applicants have requested a variance for the lot at 3417 Lake Johanna Boulevard to have a width of approximately 42.5 feet as measured from the Fairview Avenue front property line. The minimum lot width for the R-2 District is 85 feet. 8. The applicants have requested a variance for the lot at 3417 Lake Johanna Boulevard to have a landscape lot area of 60.23 percent. The minimum landscape lot area for the R-2 District is 65 percent. 9. The resulting parcels as depicted in the survey would meet all other area, dimensions, and setback requirements for the R-2 District. 10. The applicants have requested a variance from the requirement in Section 1150.04 of the City Code that requires a Minor Subdivision to meet all of the existing provisions of the City Code. 11. The requested variance complies with the purpose and intent of City’s Zoning Regulations and with the policies of the Land Use and Housing Chapters in the 2030 Arden Hills Comprehensive Plan. 12. The proposed use of the property for a single-family dwelling can be constructed on the proposed lot and would be a reasonable use of the property. 13. The existing property at 3417 Lake Johanna Boulevard is a legal non-conforming lot that does not meet the minimum area or width requirements for the R-2 District. There are very few lots within the City that are as narrow in width as the existing property. 14. Given the dimensions of the proposed parcel at 3417 Lake Johanna Boulevard, the proposed dwelling needs to be setback at a significant distance from the front property line resulting in the need for a longer access driveway and reduced landscape lot area. 15. There are several lots to the south of 3417 Lake Johanna Boulevard that have lot widths less than the proposed 42.5-foot width lot and the variance would not alter the essential character of the neighborhood. 16. Economic considerations are not the primary reasons for the variance request. 17. Adequate access to sunlight will be maintained for both properties. 18. The requested variances meet the standard of practical difficulty.