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. , . eight-foot high (2,5 caliper inch) Scotch Pine Trees and Canadian Hemlock shrubs used in clusters of six (6) to screen the north and west sides ofthe property, e It should be noted that the applicant has submitted a letter stating that the applicant could plant landscaping on mobile home property which is adjacent to the applicant's property, Most of the landscaping that is proposed by the applicant will be planted on the mobile home property, A common condition of approval in planning cases where landscaping is required, is to require a landscaping performance bond or other surety for 125% of the cost of the landscaping. The City would then have some security that any landscaping that did not survive (usually the duration is one year from the date of installation) could be replaced, Staff Recommendation At their November 10, 2003 meeting the Council members stated that variance was unique in that there was only one other property in the City which could have a similar situation, The Council also commented that because the property had been in existence since about the same time as the original Arden Hills' Zoning Ordinance, and that the Ordinance had since changed several times over, that a variance for the property for a 231 square foot kitchen addition was not created by the owner, would be in keeping with the spirit and intent of the Zoning Ordinance, and would not alter the essential character of . the neighborhood, Council members also stated that denying the variance for the kitchen expansion would not allow the applicant to maintain a reasonable use due to the State health requirements which could not be met within the current kitchen space, Based on this discussion, staff has summarized the Council's discussion in the following findings: I. The circumstances for which the variances have been requested are unique to the property, 2. Granting of the variances would be in keeping with the spirit and intent of the City's Zoning Ordinance. 3. The property in question could not be put to a reasonable use without the granting of a variance, 4. The hardship was not created by the property owner. 5, Granting the variances would not alter the essential character of the neighborhood. Based on the above findings staff would recommend that the following conditions: 1. Prior to the issuance of building permits, the applicant shall provide the City of Arden Hills with a letter of credit, or a cash deposit in the amount of one hundred twenty five percent (125%) of the estimated cost of the landscaping improvements, The landscaping improvements shall be completed by May 31, 2004, If a letter of credit is provided, it shall not . \\Earth\PJanning\Planning Cases\200J\03-12 Big Ten Variance and Site Plan Review (pENDING)\11-24-03 CC Report.doc Page 2 oJ3