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City of Arden Hills Planning Commission Meeting for June 4, 2014 P:\Planning\Planning Cases\2014\PC 14-017 - Variance 3441 Lake Johanna Boulevard\Memo_Reports_14-017 Page 8 of 11 9. The proposed accessory structure increases the footprint from twenty-two (22) feet by twenty-two (22) feet or 484 square feet to twenty-four (24) feet by twenty-six (26) feet or 624 square feet. An increase of 140 square feet. 10. The proposed accessory structure would be rotated approximately fifteen (15) degrees to align the garage with the western property line and the angle of the existing home. 11. The proposed accessory structure would change the direction of the roofline from an east/west orientation to a north/south orientation. 12. The existing single family dwelling and attached garage meet all property line setbacks. 13. The proposed structure and landscaping coverages are within the zoning district requirements. 14. The proposed accessory structure would not exceed fifteen (15) feet in height. 15. Detached accessory structures are permitted structures within the R-2 Zoning District. 16. All structures on the lot are outside of the 100-year flood plain, wetlands, and easements. Variance Findings: 17. Detached accessory structures are permitted and a reasonable use within the R-2 Single & Two Family Residential Zoning District. 18. The lot has rather unique characteristics as the property slopes towards Lake Johanna approximately 18 feet from west to east leaving limited options for expansion or movement of the accessory structure to an area that meets the setback regulations. 19. 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 match the single family dwelling should minimize the impacts on surrounding property owners. 20. The proposed plans and requested variances for the accessory structure do not appear to be based on economic considerations alone. Discussion A detached accessory structure is a permitted use in the R-2 Zoning District and is a reasonable request for the subject property. However, it is unclear to staff if the expansion of this nonconforming use meets the City’s Variance Criteria under the State’s Law for “Practical Difficulties”. The variance is unlikely to negatively impact the neighborhood or the City as a structure already exists in the proposed location on the property, but the expansion to increase its nonconforming status may or may not be warranted in this situation. Staff is not directly in support of the proposal as submitted; however, with the conditions stated in this report, staff’s concerns could be mitigated.