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23. There does not appear to be anything unique to the property that would require a gravel driveway. There are drainage issues that the City needs to address near Fairview A venue as part ofa long-tenn pavement management program; however, the gravel portion of the driveway could be replaced with pervious pavers, which would meet the requirements of the Zoning Code and provide a somewhat pervious parking surface. 24. Although a gravel driveway is unlikely to have a significant negative impact on the surrounding properties, gravel driveways are not common features in the neighborhood. 25. Although a gravel driveway is less costly than other services, the reasons for the request do not appear to be based on economic considerations alone. Staff Analvsis and Recommendation Because this application involves three separate variance requests that are not contingent upon each other, the analysis, recommendation, and conditions for each variance is provided separately. Variance 1: Dwelling Front/Rear Yard Setback Encroachment The findings of fact for variance number one do not specifically support a recommendation for denial or approval. A single family home is a permitted use in the R-2 Zone and it is a reasonable use for this property. The variance is unlikely to negatively impact the neighborhood or City because there is already a structure on the property. It does not appear that the variance is base don economic considerations alone. As is often the case, the evaluation criterion that states, "The plight of the landowner is due to circumstances unique to the property not created by the landowner," is the difficult evaluation criterion. While there is an existing conforming dwelling on the property, it is smaller than the neighboring houses and the topography does present some unique challenges for redevelopment. The topography would require significant fill to redevelop the property to modem standards and to meet a full 30 foot setback from Fairview Avenue. Before making a motion for approval or denial, this specific variance evaluation criterion must be addressed for the record. If the Planning Commission recommends approval on this vanance, Staff recommends the following six conditions: I. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as detem1ined by the City Planner, shall require review and approval by the Planning Commission. 2. The applicant shall use best management practices (BMPs) to control erosion at all times during construction. 3. Retaining walls greater than four feet in height shall be engineered and shall require a building pem1it. 4. Existing retaining walls shall not be replaced and new retaining walls shall not be constructed within the Lake Johanna Boulevard right-of-way without written approval from Ramsey County. City of Arden Hills Plallning Commission Nleetingjor July! J, 2007 \\A!cfro-iJlct.lIs\ardcnhills\Plnll11ingIPlmlllillg Cases\2007\07-0/6 Gonzalez Variance (PC Table)\07 J J07 - PC Reporl- Gonzalez Variance. doc Page 10 of 13