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ARDEN HILLS PLANNING COMMISSION December 4, 20134 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 stated 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 of this variance, Staff recommends the following four (4) conditions: 1. That 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 and City Council. 2. That the new structure shall not encroach any further into the front yard setback than that of the existing structure. 3. That the new structure shall not exceed the height of the existing structure, which is based on the vertical distance from grade plane to the average height of the highest roof surface as defined by the building code. 4. That the color and roof material of the detached garage shall match or complement the existing primary residential structure, and shall conform to all other requirements in the R-2 Zoning District. City Planner Streff reviewed the options available to the Planning Commission on this matter: 1.Recommend Approval with Conditions. 2.Recommend Approval as Submitted. 3.Recommend Denial. 4.Table. Chair Larson opened the floor to Commissioner comments. Commissioner Bartel asked if the garage door size would be increased. City Planner Streff commented that this was not specified in the request and would not require a variance if the size were altered.