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ARDEN HILLS CITY COUNCIL—JANUARY 13, 2014 8 2. The lot is 17,860 square feet in size. 3. The existing garage is a non-conforming structure within the R-2 Zoning District. 4. The existing garage encroaches approximately thirty-eight (38) feet and nine (9) inches into the forty(40) foot front yard setback along Lake Johanna Boulevard. 5. The footprint of the existing structure and 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 fagade of the structure would not encroach any further into the front yard setback along Lake Johanna Boulevard than the existing structure. 7. The Zoning Code permits detached accessory garages on lakeshore lots as long as they meet the minimum front yard setback. 8. The proposed overhang adds an additional 72 square feet to the area of the roof. 9. The existing and proposed lot coverage meets the requirements of the R-2 Single & Two Family Residential Zoning District. 10. The height of the structure would remain the same as the existing structure. 11. Detached garages or accessory structures are permitted structures within the R-2 Single & Two Family 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 with the purpose and intent of the ordinance because the ordinance generally allows flexibility for unique parcels when impacts to surrounding properties are minimized. 2. The proposal is consistent with the comprehensive plan because it allows the reasonable use of residential property. 3. Accessory buildings are generally permitted and are reasonable uses within the R-2 Single & Two Family Residential Zoning District. 4. The lot is comparably unique in the City. The property is situated on a lot that slopes significantly from west to east approximately 29 feet, therefore creating a lot where the placement of an attached or detached garage within the setback requirements is exceptionally difficult. 5. Since the proposed addition would not encroach any further into the front yard setbacks than the existing structure, the construction of this accessory structure (with overhang addition) is unlikely to have a negative impact on the property or the neighborhood. 6. The addition would be visible from neighboring properties; however, the proposed design and the use of high quality materials for the detached structure should minimize the impacts on surrounding property owners. 7. The proposed plans and requested variances for the accessory structure do not appear to be based on economic considerations alone. City Planner Streff explained that the findings of fact for this variance request support a recommendation for approval. However, if the City Council chooses to deny this variance, the findings of fact would need to be amended to reflect the reasons for the denial. He reported that the Planning Commission reviewed Planning Case #13-020 and unanimously recommends approval (6-0) of the variance request for the property located at 3324 Lake Johanna Boulevard,