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12.The existing dwelling and the proposed garage are outside of the 100-year flood plain, wetlands, and easements. 13.The property directly east of the subject property located at 1834 Venus Avenue encroaches into the secondary front yard setback along Rolling Hills Road approximately fifteen (15) feet. Variance Findings: 14.The proposal is in harmony with the purpose and intent of the Zoning Ordinance as the Ordinance generally allows flexibility for unique parcels and situations when impacts to surrounding properties are minimized. 15.The proposal is consistent with the Arden Hills Comprehensive Plan as it allows the reasonable use of residential property. 16.Single family dwelling are permitted and a reasonable use within the R-1 Single Family Residential Zoning District. 17.The lot has rather unique characteristics for a corner lot within the City. The property is situated on a corner lot, of which only one of the right-of-ways, Venus Avenue, consists of an improved surface. The right-of-way known as Rolling Hills Road along the east side of the property is unimproved and is used for trail purposes only. There are no plans at this time to extend or improve this right-of-way. 18.The proposed addition would be visible from neighboring properties; however, the addition would not be inconsistent in terms of setbacks and lot coverage requirements for typical non-corner lots. The property owner would match the materials used for siding and roofing to the existing dwelling, which should minimize the impacts on surrounding property owners. 19.The proposed addition is unlikely to have negative impacts to the property or to the neighborhood as a whole. Based on the proposed setbacks the property would function as a typical non-corner lot within the R-1 Single Family Residential District. The trail that has been constructed within the right-of-way of Rolling Hills Road is not likely to be affected by the proposed addition. 20.The proposed plans and variance request for the addition to the single family dwelling does not appear to be based on economic considerations alone. Recommendation The findings of fact for this variance request support a recommendation for approval. However, if the City Council chooses to make a recommendation for denial, the Findings of Fact would need to be amended to reflect the reasons for the denial. The Planning Commission reviewed Planning Case 14-014 and recommends approval (5-1) of the variance request for the property located at 1850 Venus Avenue, based on the findings of fact City of Arden Hills City Council Meeting for May 27, 2014 P:\Planning\Planning Cases\2014\PC 14-014 - Variance - 1850 Venus Avenue\Memos_Reports_14-014 68 Page of