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City of Arden Hills City Council Meeting for January 13th, 2020 Page 2 of 3 excluded from this zone, except for stairways, lifts and landings. The bluff impact zone has a required setback of 20 feet from the top of a bluff. Plan Evaluation At their November 6, 2019 meeting, the Planning Commission heard testimony from the Applicant and neighbors. Upon hearing the testimony, the Planning Commission motioned to table the request until the next Planning Commission to review the definition and interpretation of the floor area ratio (“FAR”) in the Arden Hills Zoning Code. Following the tabling of the item by Planning Commission, the Applicant met with City Staff and decided to proceed with a 10 foot front yard setback variance and forgo the FAR request. The revised proposal was presented to the Planning Commission on December 4, 2019 and at that time it voted unanimously to approve the project. The staff report to the Planning Commission on this case is provided in Attachment D. The approved minutes from the December 4, 2019 meeting are included in Attachment E. Additional Review Residential Building Inspector The Residential Building Inspector has reviewed the plans and has no additional comments at this time. A Building Permit will be required prior to any construction taking place. Public Works Director/City Engineer The Public Works Director/City Engineer has reviewed the plans and has no additional comments at this time. Findings of Fact 1. City Staff received a land use application for a request to build a new single family dwelling at the Subject Property 3244 Sandeen Road. 2. Single-family detached dwelling is a permitted use in the R-2 district. 3. The Subject Property is currently a vacant lot in the R-2. 4. The Subject Property is non-conforming with the R-2 districts standards for minimum lot width and area requirements. 5. The subject parcel is encumbered by a bluff and a 20 foot bluff impact zone. 6. The proposed development of the subject parcel would conform to all other requirements and standards of the R-2 district and Shoreland Management Regulations. 7. The proposed development would not encroach on the bluff or any flood plains, wetlands, or easements. 8. A variance may be granted if enforcement of a provision in the zoning ordinance would cause the landowner practical difficulties. 9. Variances are only permitted when they are in harmony with the general purposes and intent of the ordinance.