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ARDEN HILLS PLANNING COMMISSION – APRIL 5, 2017 2 4. The proposed principal structure would encroach 15 feet into the front yard setback, creating a setback of 25 feet from the Siems Court property line. The minimum front yard setback in the R-1 District is 40 feet. 5. All other aspects of the proposed construction are in conformance with the Zoning Code requirements for the R-1 District. 6. The proposed dwelling would not encroach on any flood plains, wetlands, or easements. Variance Findings: 7. 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 preserve the property’s natural features and neighboring views of Lake Johanna. 8. 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. 9. 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. 10. 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. 11. 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. 12. The requested variance does not appear to be based on economic considerations alone. Ms. Rybak stated based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-007 for a Variance at 3517 Siems Court. If the Planning Commission votes to recommend approval of Planning Case 17-007, staff is recommending the following four (4) conditions of approval: 1. 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. A Grading and Erosion Control permit shall be required prior to the issuance of a Building Permit. 3. A Building Permit shall be required prior to commencement of construction. 4. The structure shall conform to all other regulations in the City Code. Ms. Rybak 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 Thompson opened the floor to Commissioner comments. Commissioner Jones asked if staff had an overhead view of the neighborhood.