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Staff Analvsis The findings of fact for this variance requests do not specifically support a recommendation for denial or approval. A single family home is a permitted use in the R-2 Zone, and the addition is not an unreasonable use in the R-2 Zone. The variance is unlikely to cause a negative impact to the neighborhood or City because there is already a structure on the property, the proposed addition will not be closer to the front lot line than the existing structure, and all other setback and coverage requirements are meet. It does not appear that the variance is based on 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. The substandard lot width does provide some difficulty in accessing the rear yard if the applicant wanted to construct an accessory structure; however, there are not any topographical limitations on the property. While the proposed variance is unlikely to have a negative impact on the neighborhood, the Planning Commission must still consider all of the variance criteria. It should be noted that most of the homes along County Road D were built in the early 1940s prior to the incorporation ofthe City of Arden Hills, The subject lot was likely required to meet different setback regulations when the dwelling was constructed in 1941; however, those exact regulations are not available. Although being subject to different regulations when the building was constructed does automatically warrant the approval of a variance, it may help provide context for why the structure was built with what would now be considered front yard setback encroachments. Based on a quick review of the neighborhood, the slight garage and entryway "bump-outs" appear to be common features on a number of dwellings along County Road D. The main portions ofthe dwellings appear to meet the 40 foot front yard setback requirement but the bump-outs are within the setback according to online air photos. A full survey of the neighborhood would be needed to verify the exact setbacks of other lots. If the Planning Commission recommends approval on this variance, Staff recommends the following four conditions: 1. 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 determined 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. The applicant shall obtain approval from the Rice Creek Watershed District prior to the issuance of any building permits. 4. The structure shall conform to all other regulations in the City Code. City of Arden Hills Planning Commission Meetingfor September 5, 2007 \\Metro-inet.uslardenhillslPlanninglP/anning Cases\2007\07-021 Rakow Variance\090507 - PC Report - Rakow Variance.doc Page 60f8