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. A. Principal Structurc Variance Findings (PC# 06-006a): I. Except for the southern side yard lot line encroachment, thc dwelling addition meets all other requirements of thc R-2 Zone. The total structural coverage with all proposed additions is estimated at 24.5 percent, totallandscapcd lot area is 66.2 percent, and total impervious coverage is estimated at 33.8 percent. 2. The circumstanccs related to this variance are unique to the property. The width of the lot, which was created before the current Zoning Ordinance was in place, severely limits any expansion of the principal structure. Furthcrmore, the twenty foot utility easement in front of the dwelling would make it di fficult to construct a porch or entry way at the front of the structure despite being outside of the 40 foot front yard setback. 3. Granting this variance would be in keeping with the spirit of the Zoning Ordinance. The proposed addition to the dwelling is an open air porch; there/ore, the slight encroachment of the addition would likely be unnoticeable and not affcct neighboring properties. The proposed addition is in line with the existing structure and creates a more cohcrent look than if the addition were stcpped back from the dwelling to meet the required side setback. 4. The applicant does currently have reasonablc use of the property with the existing dwclling and accessory structure without the additions. However, the unique circumstances of the property limit its use compared to other propcrties within the R-2 Zone. 5. The hardship was not created by the owner. The lot lines follow the original plat, which was created before thc current zoning ordinance was in place. Furthcrmore, the 20 foot utility easement in front of the structure limits the use 0 fth e property. 6. Granting the variance would not alter the essential character of the neighborhood. The existing dwelling to the south encroaches closer to the lot line that this proposed addition. A number of the structures along the west sidc of Lake Johaillla are on narrow lots and encroach on the side yard sethack. Adding thc small porch would have little to no noticeable or negative affect on the subject property or adj acent properties. 7. The variance is not based on cconomic considerations. The narrowness of the lot and the utility easemcnt limits the usability of the lot. . B. Accessory Structure Variancc Findings (PC# 06-006b): I. The accessory structure, with the addition, at 21 feet 9 inches in height would not exceed the height of the dwelling at 30 feet 4 inches to the peak (Although height is normally measured at the halfway point between the peak and the eaves for this type of structure, the dwelling is well below the 35 foot hcight limit even at the peak and the accessory structure is less than the height of the dwelling). City oj Arden Hills Planning Commission Jv/eetingfor March J, 2006 . \IMetru-inet,lIs'lardenhiils'IP/wJningIPlanfJing Cases'12006106-006 Westlund variance (PEND1NG)W21506 _ PC Report - Westlund Variance.doc Page 5 of 8