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ARDEN HILLS PLANNING COMMISSION – September 3, 2025 6 Commissioner Jacobson indicated she had not further questions, but expressed concern with how the mass of this home would change the neighborhood. Commissioner Bjorklund asked if curing a non-conformance to some degree was a reason to grant a variance. He reported the applicant brought this up and inquired if this was a realistic statement. City Administrator Jagoe stated a finding of fact could be drafted to read: The reason for granting the variances was to bring the property closer to conforming. Chair Collins commented on how the height of the structure was conforming, but questioned if the building height conformed with the non-conforming portion of City Code. Senior Planner Fransen explained the applicant was proposing to construct a new home and therefore the maximum building height was 35 feet. Chair Collins asked who oversaw and set the shoreland impact delineation. Senior Planner Fransen stated this standard was set by the DNR. Chair Collins understood the DNR has reviewed these plans, but made no comment. He questioned if the DNR would review the plans again when the applicant requests a permit. Senior Planner Fransen commented the DNR did not specify that a permit would be required. She noted City Code would require a shoreland mitigation plan to be completed by the applicant based on DNR requirements. Commissioner Burlingame asked if non-conformities were supposed to be reduced over time and not expanded. He also inquired if variances were to be at a minimum and not a wholesale departure from standards. City Administrator Jagoe stated non-conforming lots often present a challenge in terms of what is the threshold, or number of variances that can be approved. She indicated the Planning Commission will have to weigh if some of the requests could be brought into conformance through design or were there potential character issues with the neighborhood. She reported the request should be considered in keeping with the neighborhood, with the understanding non- conforming lots can be a challenge to build on. Commissioner Lindau commented on the shoreland mitigation plan and asked if this request could be approved without a shoreland mitigation plan in place. Senior Planner Fransen reported the applicant would have to submit a shoreland impact plan and receive plan approval before a building permit could be issued. The applicant would have one year from plan approval to enact the shoreland mitigation plan strategies. Chair Collins invited the applicant forward at this time. Tan Nguyen, architect for the applicant, introduced himself to the Commission. He clarified the elevation the home would be built at is 883 and the house would be built at 884, which would be in conformance with the flood plain requirements. He explained the current home was over the