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ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 6 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. Senior Planner Bachler reported although creating a nonconforming lot is generally discouraged, in this case the applicant is proposing a lot line adjustment that will bring the existing nonconforming parcel at 3417 Lake Johanna Boulevard closer to conformance with the R-2 District requirements. The lot line adjustment will result in the property meeting the minimum lot area requirement for this district, which it currently does not. Several properties in this neighborhood, including 3417 Lake Johanna Boulevard, were developed as cabins on relatively narrow lots. This presents significant challenges as property owners look to redevelop property for more modern homes. Senior Planner Bachler explained staff is supportive of the requested reduction in landscape lot area given the dimensions of the property and the need for a longer access drive to reach the buildable portion of the lot. One of the main reasons the City has established landscape lot area requirements is to help manage stormwater and ensure excess runoff does not negatively impact adjacent properties. The applicants have proposed installing a private storm sewer drain along the south side of the property that would capture stormwater runoff from the driveway area and divert it to the east side of the property away from the adjacent dwelling to the south. Senior Planner Bachler stated based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-017 for a Minor Subdivision and Variance for a lot line adjustment at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard. If the Planning Commission recommends approval of this request, staff is recommending the following nine (9) conditions be included with the approval: 1. The applicant shall record the Minor Subdivision with Ramsey County and a copy shall be provided to the City within 180 days of the City’s approval. 2. Monuments or stakes shall be installed to demarcate the new side property line between 3420 Fairview Avenue and 3417 Lake Johanna Boulevard. 3. A Grading and Erosion Control Permit shall be required prior to construction of the new dwelling at 3417 Lake Johanna Boulevard.