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ARDEN HILLS PLANNING COMMISSION December 4, 20133 however, the roof would increase in size due to the addition of the overhang over the stairway. The roof as proposed would be approximately twenty-seven (27) feet by twenty-four (24) feet, an increase of 72 square feet. A variance is being requested to change the design of the roof in order to incorporate the overhang and slated wooden screen. City Planner Streff indicated 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 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 proposed changes to the structure, the character of the neighborhood is not expected to be negativity affected. City Planner Streff provided the Findings of Fact for review: General Findings 1. The property is in the R-2 Single & Two Family Residential Zoning District. 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 façade 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 a reasonable use within the R-2 Single & Two Family Residential Zoning District.