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Variance Findings: 10.The proposal is in harmony with the purpose and intent of the ordinance because it utilizes the topography of the parcel to minimize visual impact from the addition. 11.The proposal is consistent with the comprehensive plan because it allows the reasonable use of residential property. 12.A garage and addition are permitted and reasonable uses within the R-1 Zone. 13.The lot is comparably unique in the City. The property is situated on the curve of Skiles Lane as it intersects with Snelling Avenue, thus creating three front yard setback requirements to the south, east, and west sides of the lot. 14.The topographic conditions are unique in that there is a significant slope downward from the west to the east which allows the majority of the addition to be built below grade. 15.Since the proposed above grade addition would not encroach any farther into the front yard setback than the existing structure, the addition is unlikely to have a negative impact on the property or the neighborhood. The continued encroachment would have a minimal visual impact from Skiles Lane. 16.The addition would be visible from the rear of the property, which abuts Snelling Avenue; however, the area is heavily wooded and the closest neighbor on this side is over 300 feet away. 17.The proposed plans and setback variance for the dwelling do not appear to be based on economic considerations alone. Staff Analysis The findings of fact for this variance request support a recommendation for approval. However, if the Planning Commission chooses to make a recommendation for denial, the Findings of Fact would need to be amended to reflect the reasons for the denial. If the Planning Commission recommends approval on this variance, Staff recommends the following six conditions: 1.The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission. 2.The applicant shall obtain approval from the Rice Creek Watershed District, and a copy of the RCWD permit or a waiver shall be submitted to the City prior to the issuance of any building permits. 3.The structure shall conform to all other regulations in the City Code. 4.The addition shall be the same color and use the same construction materials as the existing structure. 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 6 of 8