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ARDEN HILLS PLANNING COMMISSION – APRIL 5, 2017 2 have an area of 2,549 square feet. Included in this footprint are a 792-square foot attached garage and a 64-square foot porch. Ms. Rybak reported one setback variance is needed for the proposed dwelling. The required front yard setback in the R-1 District is 40 feet. Due to other considerations on the lot, the applicants have proposed at 25-foot front yard setback. A variance is needed for the dwelling to encroach 15 feet into the required setback. The existing dwelling on the property is considered to be legal nonconforming because it encroaches approximately 18.7 feet into the 40-foot setback. Site Data Land Use Plan: Low Density Residential Existing Land Use: Single Family Detached Residential Zoning: R-1: Single Family Residential Current Lot Sizes: 0.74 Acres (31,722 square feet) Topography: Slopes down approximately 35 feet from southeast corner of property to Lake Johanna ordinary high water level Ms. Rybak reviewed the surrounding area, the Plan Evaluation and the Variance Evaluation Criteria. Ms. Rybak provided the Findings of Fact for review: General Findings: 1. The property at 3517 Siems Court 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. 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.