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Jairus (Jerry) & Laura Larson 1500 Arden Place Arden Hills, MN 55112 (651) 330-9698 August 9, 2016 To City of Arden Hills Planning Commission: We hereby submit for your consideration the proposed plans for replacement of our existing residence. Given the unique characteristics and constraints of the property, we have diligently worked to adapt these plans to suit the Arden Hills zoning codes and State of Minnesota statutes, our neighbors and our community. General Background: The property is located at 1500 Arden Place on the northeast side of Lake Johanna. The current home was built in 1953 and the original owner lived in the home for 61 years before selling it to us at the age of 94. The home had not been maintained for a significant number of years and, in our opinion, is beyond its useful life such that renovation or modification could not elevate the physical characteristics to contemporary residential standards. We purchased the property in fall of 2014 and now seek to make improvements. The current home is non-conforming on the lot and sits 15 feet from the property line on the west side and 36 feet from the street. Due to the steep drop from street level, the property has an easement to the west providing the only access to the property over the adjacent homeowner’s driveway at 1516 Arden Place, which then requires a 90 degree turn and downward 12% slope to the home. We are proposing demolition of the existing structure and construction of a new home on the property. In doing so, we would move the house towards the center of the property to optimize placement relative to the adjacent properties and the general look and flow in the neighborhood, and facilitate a separate driveway so as to eliminate the need for an access easement across our neighbor’s property. The following is an evaluation of how the proposed application meets the six hardship criteria. 1. The property in question cannot be put to a reasonable use if used under conditions allowed by the official controls? Yes, due to the topography of the land, there is only a very small portion of the lot that is suitable for a home to be built. We have explored a number of options to place a new home on the lot and have consulted with City staff regarding the setback requirements. There is a small and narrow plateau where the home is being proposed, approximately 46 feet off the west property line and 38 feet from the street.