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ARDEN HILLS PLANNING COMMISSION – August 3, 2016 3 9. The proposed addition is not expected to impact any significant trees on the property. Variance Findings: 10. The variance would be in harmony with the purpose and intent of the City’s Code because the addition would maintain side yard setbacks consistent with other dwellings in the neighborhood. 11. The variance would be consistent with the City’s Comprehensive Plan because it meets the City’s housing goal of encouraging property investment that complements and enhances the character of the City’s established neighborhoods. 12. The proposed addition to allow for a second garage stall is a reasonable use of the property that would not be allowed under the rules of the Zoning Code without the requested variance. 13. The property is unique and presents development challenges because of its narrow width of approximately 80 feet and its topography. The unique characteristics of the property were not created by the property owners. 14. The proposed addition 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. 15. The requested variance does not appear to be based on economic considerations alone. The applicant has proposed construction plans that are more costly than an alternative considered that would have resulted in a greater encroachment in the side yard setback. Senior Planner Bachler indicated the findings of fact for this variance request support a recommendation for approval. 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 six conditions: 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. If required, a Rice Creek Watershed District permit shall be obtained prior to the issuance of any City permits. 4. A Building Permit shall be required prior to commencement of construction. 5. The addition shall match the color and architectural style of the rest of the principal structure. 6. The structure shall conform to all other regulations in the City Code. Senior Planner Bachler 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