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ARDEN HILLS PLANNING COMMISSION – July 9, 2014 4 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. City Planner Streff indicated that 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 seven (7) 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 proposed accessory structure shall be permitted to encroach twenty (20) feet into the secondary front yard setback along Shoreline Lane. 3. That the proposed accessory structure shall not exceed a footprint of 480 square feet. 4. That the exterior façade and roofing materials of the proposed garage shall be compatible in appearance and material used with the principal structure. 5. That no living quarters shall be constructed within the proposed accessory structure and that the attic area shall be used for storage purposes only. 6. That the structure shall conform to all other regulations in the City Code. That building and demolition permits for the construction of the new accessory building and a zoning permit for the construction of the driveway shall be required. 7. That the applicant shall obtain a Grading and Erosion Control Permit from the City before the building permit is issued. 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. Chair Larson asked if this was a conforming lot of record. City Planner Streff explained that the subject property was a nonconforming lot. He reported the lot was 8,276 square feet when the minimum lot area was 11,000 square feet in the R-2 zoning district. Commissioner Holewa requested further information on what trees would be removed. City Planner Streff indicated that two trees would be impacted by the proposed project. Staff did not believe that more than 10% of the total caliper inches of significant trees on the property would be lost and for that reason, no tree replacement would be required.