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ARDEN HILLS PLANNING COMMISSION – September 3, 2025 2 Johanna Boulevard (“Subject Property”). The request would include the combination of the two residential parcels which are under the same ownership. To construct the proposal, the Applicant is seeking a lot consolidation and the nine variances based on applicable zoning code definitions and minimum lot standards. Senior Planner Fransen reviewed the Site Data, the Plan Evaluation and provided the Findings of Fact for review: General Findings: 1. City Staff received a land use application for a lot consolidation and nine variance requests to the required R-1 Zoning District lot depth, lot area, building area elevation, front yard and rear yard setbacks, shore impact zone, impervious surface coverage, structure coverage, and floor area ratio at the Subject Property. 2. The existing lot area of the 1622 Lake Johanna Boulevard parcel is 4,415 square feet. The proposed lot area, after the proposed lot consolidation, is 8,372 square feet. 3. The existing front yard setback for the Subject Property is actually an encroachment of .4 feet. The proposed front yard setback is .3 feet. 4. The existing impervious surface coverage of the existing 1622 Lake Johanna Boulevard parcel is 66.39 percent. The proposed impervious surface coverage for the Subject Property is 64.26 percent. 5. The proposed redevelopment would bring the Subject Property closer to conformance with the R-1 district standards for lot area, front yard setback, and impervious surface coverage. 6. The proposed single-family dwelling would not require variances for side yard setbacks or building height. 7. The proposed single-family dwelling on the Subject Property would conform to all other requirements and standards of the R-1 Zoning District. Variance Findings: 8. Variances are only permitted when they are in harmony with the general purposes and intent of the ordinance. 9. The variance would be consistent with the City’s Comprehensive Plan and the included references to the City’s housing goal of encouraging redevelopment that is complementary to and enhances the character of the City’s established neighborhoods. 10. A single-family dwelling is a permitted use within the R-1 Zoning District. 11. A single-family dwelling is a reasonable use of the property that would not be allowed under the rules of the Zoning Code without the requested variances. 12. The proposed single-family dwelling would not alter the essential character of the neighborhood because the configuration of development on the Subject Property would be consistent and compatible with the neighborhood. 13. The variance request is not based on economic considerations alone. Senior Planner Fransen reviewed the options available for the Planning Commission for Planning Case 25-008 for a lot consolidation and variances for lot area, lot depth, building area elevation, front yard and rear yard setbacks, shore impact zone, impervious surface coverage, structure coverage, and floor area ratio, to construct a new single-family dwelling at 1622 Lake Johanna Boulevard: 1. Recommend Approval with Conditions