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<br /> wehrman <br /> PLANNING MEMO bergly <br />. To: Arden Hills Planning Commission llQQ5iat~ <br /> From: Wehrman Bergly Associates, Inc. <br /> Orlyn W. Miller, Planner <br /> Subject: Case #87-12 <br /> Setback variances for two lots n. plaza bldg., ste. 220 <br /> Applicant: Mark Anderson 5217 wayzata blvd. <br /> minneapolis, mn 55416 <br /> Date: Apri 1 10, 1987 612 544 7576 <br /> Last December, the applicant received approval of a minor subdivision to <br /> create two lots from the 0.73-acre parcel north of Lake Johanna. The <br /> lots are not on a public street, but are served by an established access <br /> easement. <br /> The applicant has prepared a preliminary plan for a house on the north <br /> lot and would like to place the house within 20 feet of the west property <br /> line. Since the west property line is considered the front of the lot, <br /> a 20-foot variance is requested. <br /> COMMENTS: <br /> L The zoning ordinance defines front lot line as "The boundary of a <br /> lot abutting a street". Since neither of the lots front on a <br /> street, it is debatable if a "front lot line" actually exists. If <br />. we assume, however, that all lots have some portion that represents <br /> a frontage, the west lot line which is directly adjacent to the <br /> access easement is the most logical candidate in this case, <br /> 2. The City Attorney has determined that the access easement is not a <br /> public easement dedicated to the City. It is a legally established <br /> easement in favor of and for the benefit of the adjacent property <br /> owners, including the applicant. It is reasonably safe to assume <br /> that no standard public street will ever be constructed on the <br /> easement. It is possible that the easement could be used for <br /> access to the parcel to the north, but the topography makes this <br /> unlikely, <br /> 3. The property directly west of the subject lots is owned by Ramsey <br /> County and is part of the Ramsey County Open Space. It is reasonable <br /> to expect that this will remain as permanent open space. <br /> 4. Two existing houses adjacent to the access easement appear to be <br /> set back less than 20 feet from the easement line. <br /> 5. The applicant's primary rationale for reducing the setback from the <br /> west lot line relates to the steep slope at the rear of the lot. <br /> If a 40-foot setback is enforced, the rear of the house will be at <br /> the base of the slope. For reasons of avoiding drainage problems <br /> and to create a usable rear yard, moving the house west is considered <br />. desirable. <br /> planning' landscape architecture <br />