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ARDEN HILLS PLANNING COMMISSION – April 4, 2018 3 5. The R-2 – Single and Two Family Residential District permits up to five (5) residential units per acre. 6. The applicant has requested a Preliminary and Final Plat in order to subdivide the property into four (4) single-family residential lots. 7. The proposed Lake Johanna Station 1 development is proposed at approximately 2.68 units per net acre. 8. The Arden Hills 2030 Comprehensive Plan designates the future land use of the subject property as Public and Institutional. 9. The applicant has requested a Comprehensive Plan Amendment to change the future land use designation of the property to Very Low Density Residential. 10. The Arden Hills 2030 Comprehensive Plan defines Very Low Density Residential as, “traditional single-family residential land use category. A density range of 1.5 to 3 units per acre.” 11. The adjacent properties to the north, east, west and south are zoned R-2 District and are guided for Low Density Residential uses in the Arden Hills 2030 Comprehensive Plan. 12. The proposed Comprehensive Plan Amendment would be consistent with adjacent land uses and the goals included in the Land Use chapter of the Arden Hills 2030 Comprehensive Plan. 13. The applicant has requested a variance from Section 1130.07, Subd. 2 of the City Code, which requires the lot dimensions in the subdivision not be less than the minimum dimensions required to secure the minimum lot area specified in the zoning ordinance of the City. 14. The proposed Johanna Station 1 subdivision meets the other Minimum Subdivision Design requirements included in Section 1130 of the City Code. 15. The proposed Johanna Station 1 subdivision meets or will be required to meet the Required Improvements for subdivisions included in Section 1140 of the City Code. 16. The proposed development requires public use dedication, as required in Section 1130.08 of the City Code. 17. The park dedication requirement for this application is ten (10) percent of the buildable land area in the subdivision or a park development fee of $6,500 per unit. Ten percent of the development would be 0.28 acres which would not allow for a feasible park area. The park development fee of $6,500 per unit will be applied in this case. Variance Findings: 18. The applicant has requested a variance for the four proposed lots to have a width of 81.75 feet, or 3.25 feet less than the minimum 85-foot requirement for the R-2 District. 19. The variance complies with the purpose and intent of the Zoning Regulations as single- family residential dwellings at a maximum density of 5 units per net acre are a permitted use in the R-2 District. 20. A Comprehensive Plan Amendment is required to re-guide the property for Very Low Density Residential use from its current classification as Public and Institutional. Should the Comprehensive Plan Amendment be approved, then the variance would comply with the purpose and intent of the Comprehensive Plan. 21. A single-family residential dwelling with allowed accessory structures is a reasonable use of the property and can be constructed on an 81.75 foot wide lot while still meeting the required structure setback requirements. 22. Presumably, when the neighborhood was first developed, the lot lines were placed so that the landlocked pond was located nearly entirely on the subject property, which has