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City of Arden Hills Planning Commission Meeting for January 10, 2018 P:\Planning\Planning Cases\2017\PC 17-027 - 3415 Lake Johanna Boulevard - Variance\Memos_Reports_17-027 Page 3 of 7 The width of the lot is approximately 38.4 feet as measured at the 40-foot front yard setback from Lake Johanna Boulevard. The average depth of the lot between the east and west property lines is 258.9 feet. The minimum width requirement in the R-2 District is 85 feet and the minimum depth requirement is 120 feet. B. Structure Setback A variance is needed to allow the detached garage to encroach 7.45 feet into the minimum side yard setback of 10 feet on the north side of the lot, creating a setback of 2.55 feet. A variance is also needed to allow the structure to encroach 2.04 feet into the 10-foot side yard setback on the south side of the lot, creating a setback of 7.96 feet. The new garage was placed over an existing concrete surface and would not result in an increase in impervious surface coverage. The Zoning Code defines a through lot as a property that has a pair of opposite lot lines abutting two substantially parallel streets. The subject property is a through lot because it abuts the alley off of Fairview Avenue and Lake Johanna Boulevard. Section 1325.03, Subd. 1 (C) of the Zoning Code states 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. Based on the orientation of the dwelling on the property, staff determined that the Lake Johanna Boulevard frontage should be treated as the front yard and the alley frontage as the rear yard. Staff determined that the accessory structure should meet the minimum setback requirement of 30 feet for principal structures. The new garage would be approximately 63 feet from the Fairview Avenue property line. C. Structure Height The maximum height shall not exceed 15 feet in height or the height of the principal structure to which it is accessory, whichever is lower. The principal structure on the property is greater than 15 feet in height, and the new garage is less than 15 feet in height. D. Structure Size Accessory structures associated with residential uses cannot exceed 728 square feet in floor area. The new garage has a footprint of approximately 20.3 feet by 22.2 feet, or 452 square feet. No more than two accessory structures are permitted on a lot primarily used for residential uses. There is one additional detached garage and a small storage shed on the property. If the variance is approved, the property owner would be required to remove the storage shed so that there are only two accessory structures on the lot.