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ARDEN HILLS PLANNING COMMISSION – May 4, 2022 2 <br /> <br />City Planner Jagoe stated 1152 Benton Way, the Subject Property, is zoned R-3, Townhouse <br />and Low Density Multiple Dwelling District. It is designated for Low Density Residential Uses <br />in the 2040 Comprehensive Land Use Plan. The subject property is the site of a single-family <br />dwelling owned by the Applicants. Surrounding parcels to the North, East, and South are also <br />zoned R-3, Townhouse and Low Density Multiple Dwelling District and designated for Low <br />Density Residential Uses in the 2040 Comprehensive Land Use Plan. The parcel to the West is <br />zoned B-2, General Business District and designated for Community Mixed Use in the 2040 <br />Comprehensive Land Use Plan. Staff provided a detailed history of this neighborhood and the <br />approval requirements for the Hunter’s Park development. <br /> <br />City Planner Jagoe reviewed the surrounding area, the Plan Evaluation and provided the <br />following General and Variance Findings of Fact for review: <br /> <br />General Findings: <br />1. City Staff received a land use application for a variance request to the required combined <br />side yard setback and landscaped area and increase the allowed structure coverage and <br />floor area ratio at the Subject Property, 1152 Benton Way. <br />2. The Subject Property is located within the Hunters Park Planned Unit Development <br />which was approved with flexibility in the development standards. <br />3. The Subject Property does not comply with the underlying R-3 district standards for lot <br />size, combined side yard setbacks, structure coverage, and floor area ratio. <br />4. The proposed building addition would maintain the current side yard setbacks and be <br />located 5.8 feet from the south side yard property line. The combined side yard setbacks <br />would remain 11.6 feet. <br />5. The proposed addition would not require a rear yard setback variance. <br />6. The structure coverage is proposed to increase from 27% to 30% of the Subject Property. <br />A variance is required to exceed 25% structure coverage of a parcel. <br />7. The landscaped area is proposed to decrease from 65% to 62% of the Subject Property. A <br />variance is required to reduce landscaped area below 65% of the parcel. <br />8. The Floor Area Ratio (FAR) is proposed to increase from 0.31 to 0.36. A variance is <br />required to increase FAR above 0.3. <br />9. The proposed addition of the subject parcel would conform to all other requirements and <br />standards of the R-3 district. <br />10. The City Council has approved similar variance requests for other properties in the <br />Hunter’s Park Planned Unit Development. <br /> <br />Variance Findings: <br />11. Variances are only permitted when they are in harmony with the general purposes and <br />intent of the ordinance. <br />12. A single-family detached dwelling with an addition is a reasonable use within the R-3 <br />District. <br />13. The nonconforming lot size for the R-3 District, which was approved as part of the <br />Hunters Park Planned Unit Development, and the substantial amount of shared open <br />space that is part of the development, presents a unique situation for the property owner. <br />14. The proposed addition will not reduce the existing side yard setbacks. The addition will <br />not require a rear yard setback variance. The nearest dwelling unit to the south of the <br />Subject Property is approximately 18 feet away.