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City of Arden Hills Planning Commission Meeting for July 9, 2014 P:\Planning\Planning Cases\2014\PC 14-017 - Variance 3441 Lake Johanna Boulevard\Memo_Reports_14-017 Page 9 of 12 Variance Findings: 17. 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. 18. The proposal is consistent with the Arden Hills Comprehensive Plan as it allows the reasonable use of residential property. 19. Detached accessory structures are permitted and a reasonable use within the R-2 Single Family Residential Zoning District. 20. The lot has rather unique characteristics as the property slopes towards Lake Johanna approximately 18 (eighteen) feet from west to east leaving limited options for expansion or movement of the accessory structure to an area that meets the setback regulations. 21. 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. 22. The proposed accessory structure is unlikely to have negative impacts to the property or to the neighborhood as a whole. 23. The proposed plans and requested variances for the accessory structure do not appear to be based on economic considerations alone. Discussion The property is unique when compared to many properties in Arden Hills because of its topography. From Fairview Avenue to Lake Johanna Boulevard the property slopes approximately 18 (eighteen) feet from west to east. 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 the setback regulations is very limited. The proposed realignment and change in the roof orientation is reasonable in order for the applicant to construct a functional garage that is accessed from the existing driveway. 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 the general location of the proposed structure. It does not appear that the variance request is based on economic considerations alone. A detached accessory structure is a permitted use in the R-2 Zoning District and is a reasonable request for the subject property. Recommendation 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.