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ARDEN HILLS PLANNING COMMISSION – November 6, 2019 9 how the City was going to review the plans to ensure the square footage was no higher than 3,400 square feet prior to issuing a building permit. Ms. Kell explained the habitable spaces in the lower level would include the therapy room, the hallway and the stairs. She indicated the mechanical room, bathroom and storage area would not be considered habitable space. Mr. Day expressed concern with the fact the basement would have 990 square feet of space with varying ceiling heights. He questioned why the City would allow a 20.5% increase in square footage on this property. He noted this was a small lot and recommended a proportionate sized house be built on it. Vice Chair Jones asked if the garage space was included in the FAR. Community Development Manager/City Planner Mrosla reported this space was not included in the FAR ratio. Vice Chair Jones stated he was not comfortable with the size of the house being proposed for this lot. He indicated he would like to see action on this item tabled and for the plans to be reworked. Commissioner Zimmerman concurred with this recommendation. Commissioner Wicklund discussed the role of the Planning Commission. He explained the State determines what is habitable space and reported the applicant was requesting a max of 3,400 square feet. He indicated he could support the matter being tabled, but would rather keep the item moving forward in order to allow the City Council to make the final determination. Commissioner Vijums stated he was struggling with the FAR. He did not believe the numbers on the plan because the applicant could not confirm the numbers. He explained this was a unique lot because it was 9,400 square feet in size and should be approached in a way that was unique. He believed a home should have been designed to fit onto a 9,400 square foot lot and not a home that would fit onto an 11,000 square foot lot. He feared that the proposed home may negatively impact or impede the neighborhood because it would be so different. For this reason, he supported the house plans being altered. Vice Chair Jones questioned how much wider the home could be without requiring a side yard setback variance. He also asked if the roof pitch could be changed. Community Development Manager/City Planner Mrosla reported the side yard setbacks in the R-2 zoning district was five and ten feet. He indicated the home could be widened slightly. Ms. Kell stated she was approximately eight feet from the north property line and was 12 feet from the south property line. She indicated the home could be pushed closer to the property lines if this was desired. She noted the roof pitch could also be changed.