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the addition would be in line with the existing setback of the home. The applicant feels that this location and configuration of the garage has the least impact on the neighborhood. The property is unique compared to most other properties because the 40 foot front yard setback applies to the south, east, and west property lines. This is due to the property’s location along the curve of Skiles Lane and adjacency to Snelling Avenue. If the lot were a traditional lot with a side yard, no variance would be required. The grade change from the front to the back yard would permit most of this addition to be located below grade and thus not be visible from Skiles Lane. Because of this lot configuration, alternative locations for a two car garage that meets building code are limited. Staff did additional research and found that a 30 foot setback is common along Skiles Lane; additionally, setback variances have been approved for other properties in the neighborhood along Skiles Lane and Arden Place for similarly shaped lots. While the granting of previous variance requests does not set a precedent for approval of this variance request, it does help provide additional context to the neighborhood. A full survey of the neighborhood would be needed to verify the exact setbacks of other lots. Findings of Fact Staff offers the following fifteen findings of fact for review: General Findings 1.The lot depth and width exceed the minimum R-1 requirements. The lot size of 13,939 square feet is nonconforming in the R-1 Zone. 2.The existing structure encroaches nine feet into the 40-foot front yard setback along Skiles Lane. The structure meets all other R-1 setback requirements. 3.The proposed addition would encroach 24 feet into the front yard setback. Approximately 480 square feet of the proposed addition would encroach into the front yard setback, of this 96 square feet would be at-grade and visible from Skiles Lane. The area of the addition outside of the setbacks does not require a variance. The proposed addition would be in line with the existing home, and the portion visible from Skiles Lane would step back with the existing structure. 4.The proposed addition does not encroach on the required setback along Snelling Avenue. 5.The existing and proposed lot coverage meets the R-1 Zone requirements. 6.The existing garage does not meet the ceiling height requirements of the Building Code, thus the proposed garage would bring the property into greater conformance with modern building code requirements. 7.The dwelling with the proposed addition would not exceed the 35 foot height limit. 8.Dwellings and garages are permitted structures within the R-1 Zone. 9.The existing dwelling and the proposed garage are outside of the 100-year flood plain, wetlands, and easements. City of Arden Hills Planning Commission Meeting for March 6, 2013 P:\Planning\Planning Cases\2013\PC 13-001 Wessberg Variance (Pending)\UPDATE - PC Report - Wessberg Variance.doc Page 5 of 8