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ARDEN HILLS PLANNING COMMISSION – August 8, 2012 2 yard setback below the required 15 feet, reduce the lot landscaped area below the minimum of 65 percent and increase the structural lot coverage area above the maximum of 25 percent. Community Development Intern Matt Horton reviewed the applicant is the owner of the home. The property is located in the R-3 District and was constructed within the Hunter’s Park PUD development. He provided aerial photographs of the property, ground level photographs and a site plan. The applicant has submitted a proposal to construct a 574 square foot addition to his home. This proposal is substantially similar to a variance request that was made by the property owner, and approved by the City, in 2007, but which was never built. The applicant has submitted a letter addressing the variance criteria (Attachment A), an aerial of the property with the addition drawn in, and elevations of the proposed addition (Attachment C). Community Development Intern Matt Horton offered the following sixteen findings of fact for review: General Findings 1. Although the 8,250 square foot lot was approved as part of the Hunters Park PUD, it does not meet the minimum requirements of the R-3 Zone. 2. The existing dwelling meets all property line setbacks. The existing detached garage encroaches on the front yard and southern side yard setbacks. 3. The proposed addition would reduce the combined side yard setbacks from 17.5 feet to 11.5 feet. The southern side yard setback would be reduced from 11.5 feet to 5 feet. The northern side yard setback would remain at 6 feet. A variance is required if the two side setbacks do not equal 15 feet or more. 4. The proposed addition does not encroach on the rear or front setbacks. 5. The structure coverage is proposed to increase from 18.9 percent to 27.0 percent of the lot. A variance is required to exceed 25 percent structure coverage on the lot. 6. The landscape area would be reduced from 65.1 percent to 60.7 percent of the lot. A variance is required to reduce landscape area below 65 percent. 7. The dwelling with the proposed addition would not exceed the 35 foot height limit. 8. Dwellings are permitted structures within the R-3 Zone. 9. The existing dwelling and the proposed garage are outside of the 100-year flood plain, wetlands and easements. 10. The Planning Commission and City Council approved a substantially similar proposal for the property in 2007. Variance Findings 11. A dwelling and addition are reasonable uses within the R-3 Zone. 12. The nonconforming lot size for the R-3 Zone, which was approved as part of the PUD, and the substantial amount of shared open space that is part of the development, may present a unique situation that warrants the requested variances. There are no unique topographical conditions. 13. It is unlikely the proposed addition would have a negative impact on the property or the neighborhood. The addition will not reduce the northern side yard setback, and the southern property line is adjacent to common space that is owned by the Hunters