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2. The accessory structure is in thc front yard, which is not allowed. However, becausc the lot abuts a lakc and because the lot width limits access to the rear portion of the lot, it would be impractical to move the accessory structure to the rear yard. 3. The proposed accessory structure exceeds the maximum 728 square feet of detached accessory structure square footage by approximately three square feet. 4. The circumstances related to this variance are unique to the property. The twenty foot wide utility easement that crosses the property immediately in front of the dwelling /Tom nOlth to south means that it would not be possible to construct an attached garage to the dwelling. 5. Granting this variancc would be in keeping with the spirit of the Zoning Ordinance. The Zoning Ordinance allows acccssory structures in the R-2 Zone and would allow a larger structure attachcd to the dwelling if that were possib Ie. 6. The applicant does currently have reasonable use of the property with the existing dwelling and acccssory structure without the additions. However, the unique circumstances of the property limit the use of the property compared to other properties within the R-2 Zone. 7. The hardship was not creatcd by the owner. Many of the lots along the western sidc of Lake Johanna are non-conforming, including the three lots immediately south ofthc subject property. 8. Granting the variance would not alter the essential character of the neighborhood. Of the 22 properties along the southwestern edge of Lake Johaillla, twelve properties have an accessory structure or part of the principal structure encroaching on the front yard setback. 9. The variance is not based on economic considerations alone. The area on most of the lots along the southwestern side of Lake Johaillla limits the potential locations of acccssory structures. ]0. Detached accessory structures up to 728 square feet are allowed in the R-2 Zone; however, the unusual configuration of this lot and the character of the neighborhood makc this a unique situation in the R-2 Zone. Staff Recommendation Should the Plam1ing Commission wish to make separate recommendations for approval or denial, the recommended conditions have been separated into Planning Case #06-006a for the principal structure variance and Plaillling Case #06-006b for the accessory structure variance. In Planning Case #06-006a, staff recommends approval ofthe variance to construct an addition to the principal structure based on the findings of fact and subject to the following three conditions: City of Arden Hills Planning Commission A4eetingfor March], 2006 IIMetro-inel.us'irtrdenhilfsIPlanningl.?lanning Cases\2006i06-006 Westlund variance (PENDING)102/506 - PC Repon- Wesllund Variance.doc Page 6 of8 . . .