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The property is unique when compared to many properties in Arden Hills because of its topography. From Lake Johanna Boulevard to the High Water Mark on Lake Johanna the property slopes approximately 29 feet from west to east. Because of this lot’s topography and configuration, options for expansion or the movement of the accessory structure to an area that meets the setback regulations is very limited. The proposed overhang is a reasonable solution in order to provide protection of the stairs from undesirable weather conditions such as ice, rain and snow. Due to the scope of the project and the proposedchanges tothe structure, the character of the neighborhood is not expected to be negativity affected. Findings of Fact Staff offers the following findings of factfor review: General Findings 1. The property is in the R-2 Single & Two Family Residential Zoning District. 2. The lot is 17,860square feetin size. 3. The existing garageis anon-conforming structure within theR-2Zoning District. 4. The existing garageencroachesapproximately thirty-eight (38) feet andnine (9) inches into the forty (40) foot front yard setback along Lake Johanna Boulevard. 5. The footprint of the existingstructureand the proposed garage is approximately 484 square feet.The overall footprint does not change with the proposed construction. 6. The proposed addition of an overhang along the northern façade of the structurewould not encroach any further into the front yard setbackalong Lake Johanna Boulevardthan the existing structure. 7. The Zoning Code permits detached accessory garages on lakeshore lotsas long as they meet theminimum front yard setback. 8. The proposed overhang adds an additional 72square feetto the area of the roof. 9. The existing and proposed lot coverage meets the requirements of the R-2Single& Two Family Residential Zoning District. 10. The height of the structure would remain the same as the existing structure. 11. Detached garagesor accessory structuresare permitted structures within the R-2Single& TwoFamily Residential Zoning District. 12. Non-conforming structures may be continued through repair, replacement, restoration, maintenance, or improvement. Variance Findings: 1. The proposal is in harmony withthe purpose and intent of the ordinance because the ordinance generallyallows flexibility for unique parcelswhen impacts to surrounding properties are minimized. 2. The proposal is consistent withthe comprehensive plan because it allows the reasonable use of residential property. 3. Accessory buildingsaregenerallypermitted and areasonable use within the R-2Single & Two Family Residential Zoning District. City of Arden Hills Planning Commission Meeting for December 4, 2013 P:\Planning\Planning Cases\2013\PC 13-020 -Variance_3324 Lake Johanna BLVD\Memos_Reports_13-020 Page 6of 8