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ARDEN HILLS PLANNING COMMISSION – July 9, 2014 3 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 8,276 square feet in size with approximate dimensions of 40 feet in width, and 200 feet in depth. 3. The existing accessory structure is a nonconforming structure within the R-2 Zoning District because of its existing setbacks to the east property line. 4. The existing accessory structure is thirty (30) feet into the forty (40) foot secondary front yard setback along Shoreline Lane. 5. The existing accessory structure does not encroach into either side yard setback. 6. The proposed accessory structure encroaches twenty (20) feet into the forty (40) foot setback along Shoreline Lane. 7. The proposed accessory structure increases the footprint from sixteen and one half (16.5) feet by twenty-two and one half (22.5) feet to twenty (20) feet by twenty-four (24) feet, which is an increase of 108.75 square feet. 8. The proposed structure and landscaping coverages are not within the zoning district requirements. The new structure will increase the lot coverage from 35.56% to 38.81% and decreases the landscaping coverage from 64.44% to 61.19%. 9. The proposed accessory structure would not exceed fifteen (15) feet in height. 10. Detached accessory structures are permitted structures within the R-2 Zoning District. 11. All structures on the lot are outside of the 100-year flood plain, wetlands, and easements. Variance Findings: 12. 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. 13. The proposal is consistent with the Arden Hills Comprehensive Plan as it allows the reasonable use of residential property. 14. Detached accessory structures are permitted and a reasonable use within the R-2 Single Family Residential Zoning District. 15. The lot has rather unique topography and size leaving limited options for expansion or movement of the accessory structure to an area that meets the all setback regulations. 16. The proposed accessory structure would be visible from neighboring properties; however, the proposed design and the use of quality materials for the detached structure that are compatible in appearance to the single family dwelling should minimize the impacts on surrounding property owners. 17. The proposed accessory structure is unlikely to have negative impacts to the property or to the neighborhood as a whole. 18. The proposed plans and requested variances for the accessory structure do not appear to be based on economic considerations alone. City Planner Streff stated that the property is unique when compared to many properties in Arden Hills because of its topography, size and its designation as a Through-Lot. Because of the lot’s topography and configuration of structures on the lot, options for expansion or the movement of the accessory structure to an area that meets all setback regulations is very limited. Due to the scope of the project and the proposed changes to the structure, the character of the neighborhood or the City is not expected to be negatively affected as a structure already exists in