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ARDEN HILLS PLANNING COMMISSION – September 7, 2016 2 Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation and the Variance Evaluation Criteria. Senior Planner Bachler provided the Findings of Fact for review: General Findings: 1. The property at 1500 Arden Place is located in the R-1 Single Family Residential Zoning District. 2. The lot is a conforming lot within the R-1 District. 3. The applicants have proposed taking down the existing dwelling on the property and constructing a new single-family dwelling and accessory storage building. 4. Based on the requirements outlined in Section 1330.03, Subd. 4 of the Zoning Code, the City has determined that the required setback for the new dwelling is 80 feet – 2 inches from the Lake Johanna OHWL. 5. The proposed principal structure would encroach 15 feet – 9 inches into the required setback from the Lake Johanna OHWL, creating a setback of 64 feet – 5 inches. 6. Section 1325.03 of the Zoning Code allows decks to extend up to 6 feet into the required structure setback. Therefore, a deck could be up to 74 feet – 2 inches from the Lake Johanna OHWL. 7. The proposed deck would encroach 15 feet – 4 inches into the setback from the Lake Johanna OHWL, creating a setback of 58 feet – 10 inches. 8. The proposed principal structure would encroach 2 feet into the front yard setback, creating a setback of 38 feet from the Arden Place property line. The minimum front yard setback in the R-1 District is 40 feet. 9. All other aspects of the proposed construction are in conformance with the Zoning Code requirements for the R-1 District. 10. The proposed construction would not encroach on any flood plains, wetlands, or easements. Variance Findings: 11. The variance would be in harmony with the purpose and intent of the City’s Code because the dwelling would be constructed in a location to minimize visual impacts on adjacent properties and protect sight lines of Lake Johanna. 12. The variance would be consistent with the City’s Comprehensive Plan because it meets the City’s housing goal of encouraging property reinvestment that complements and enhances the character of the City’s established neighborhoods. 13. The proposed construction of a new single-family dwelling is a reasonable use of the property that would not be allowed under the rules of the Zoning Code without the requested variance. 14. The property is unique and presents development challenges because of its topography. The unique characteristics of the property were not created by the property owners. 15. The proposed dwelling would not alter the essential character of the neighborhood because it would result in a structure that is consistent and compatible with other construction in the area. 16. The requested variance does not appear to be based on economic considerations alone.