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" ~ June 11,2007 Variance Application for 3441 Lake Johanna Bonlevard Members of the Planning Commission: I am submitting the attached application for variances from the Arden Hills Zoning Code to accommodate construction of a replacement one-unit residential dwelling on my property located at 3441 Lake Johanna Boulevard. This property is on the west side of Lake Johanna, and consists of two parcels: the main property west of the Boulevard, and a very narrow strip of lakeshore (2 - 8 ft wide) on the east side of the Boulevard. This variance request relates to the main parcel. 1 am requesting two variances, which are described in detail in the following paragraphs. The requests are . Reduction in setback from Fairview Avenue to 13 ft to accommodate attached garage; . Permission to rebuild the existing non-conforming detached garage approximately 5 ft further east, to increase the minimum setback from the west property line to 5 1/2 ft. Background Referring to the attached survey map, the main property is nearly trapezoidal in shape, with the east-west dimensions of approximately 160 ft and north-south dimensions of approximately 100 ft The east property line is actually an arc, due to the curvature of Lake Johanna Boulevard. The terrain has a difference in elevation of27 ft from west (Fairview Avenue at 914 ft) to east (Lake Johanna Blvd at 887 ft). 1 have been told that this property is considered by the City to have "two front yards" and therefore a 40 ft building setback would apply to both the east and west sides of the property. The existing dwelling on the property is a one-t1oor home constructed in 1933 and expanded several times to achieve its preseLt 1100 square feet of floor area. There is also an existing (1950s or 1960s vintage) detached garage in the southwest comer of the property, one comer of which is 8 inches from the west property line. My plan is to demolish the existing house, and build a new house in essentially the same location, but with an attached garage. The existing detached garage would be rebuilt, but set back further from the street Request for setback reduction-attached garage Vehicle access to the property is from F airview A venue; the west side or "back" of the lot, notwithstanding the City's curious claim of "two front yards". Due to the very steep hill adjacent to Lake Johanna Boulevard, the unusually wide road right-of way (76 ft.), the curving nature of the road, and building setback requirements from east lot line and the lake, it is not practical to develop a driveway access from the Boulevard, nor a garage connected to such a driveway. Furthermore, the Arden Hills Zoning Code prohibits access from Lake Johanna