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City of Arden Hills Planning Commission Meeting for January 10, 2018 P:\Planning\Planning Cases\2017\PC 17-027 - 3415 Lake Johanna Boulevard - Variance\Memos_Reports_17-027 Page 5 of 7 Discussion Staff is supportive of the variance request for several reasons. The lot was created prior to the current R-2 District zoning requirements and is unusually narrow as compared to other properties in this neighborhood. The structure is an average sized two-car garage and it would be impossible for a structure of this size to meet the minimum side setback requirements given the dimensions of the lot. If the lot was conforming, a variance would likely not be needed. Additionally, the setbacks of the new garage are generally consistent with the adjacent garage on the property. This garage is also setback 2.55 feet from the north side lot line and approximately 9 feet from the south side lot line. Staff does have concerns about the structure having been moved on to the property without a Building Permit and its close proximity to the adjacent detached garage. As a recommended condition of approval, the applicant would be required to obtain a Building Permit and complete all fire protection and other improvements to the garage required to bring it into compliance with the Building Code. This may include foundation improvements since the garage currently sits on a concrete slab that may not be an adequate foundation for a structure of this size. Findings of Fact Staff offers the following findings of fact for review: General Findings: 1. The property at 3415 Lake Johanna Boulevard is located in the R-2 Single & Two Family Residential Zoning District. 2. The lot is a legal nonconforming lot within the R-2 District. 3. The applicant previously moved a second detached garage on to the property. 4. The accessory structure encroaches 7.45 feet into the required side yard setback from the north property line and encroaches 2.04 feet into the required side yard setback from the south property line. The minimum interior side yard setback for accessory structures in the R-2 District is 10 feet. 5. The impervious surface coverage on the lot exceeds the maximum of 35 percent permitted in the R-2 District; however, this was preexisting and is not being increased with this request. 6. The exterior finish of accessory structures is required to be compatible in appearance and material used with the principal structure on the property. 7. All other aspects of the proposed construction are in conformance with the Zoning Code requirements for the R-2 District. 8. The proposed accessory structure would not encroach on any flood plains, wetlands, or easements. Variance Findings: 9. The variance would be in harmony with the purpose and intent of the City Code.