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10. The lot was platted prior to the incorporation of Arden Hills and the structure was built prior to the current R-l zoning district requirements. The lot was platted in 1944 and the structure was built in 1954. Variance Findings: 11. A garage and addition are permitted and reasonable uses within the R-l Zone. 12. There are unique lot configuration conditions that may warrant the variance. The property is situated on the curve of Skiles Lane as it intersects with Snelling Avenue, thus creating three front yard setback requirements to the south, east, and west sides of the lot. 13. The topographic conditions are unique in that there is a significant slope downward from the west to the east which allows the majority ofthe addition to be built below grade. 14. Since the proposed above grade addition would not encroach any farther into the front yard setback than the existing structure, the addition is unlikely to have a negative impact on the property or the neighborhood. The continued encroachment would not have a noticeable visual impact from Skiles Lane. 15. The addition would be visible from the rear of the property, which abuts Snelling Avenue; however the closest neighbor on this side is over 300 feet away. 16. The proposed plans and setback variance for the dwelling do not appear to be based on economic considerations alone. Staff Analvsis The findings of fact for this variance request do not specifically support a recommendation for denial or approval. A single family home is a permitted use in the R-l Zone, and the addition is not an unreasonable use in the R -1 Zone. The existing tuck under garage does not meet building code, and as such the applicants cannot store their vehicles in it. As a result the vehicles are now being stored outside. 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 above grade addition will not be closer to the front lot line than the existing structure, and all other coverage requirements are met. The below grade portion of the addition would only be visible from the rear of the structure. 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 three front yard setback requirements make alternative placement of a new garage extremely difficult; however, there presently exists a two car garage on the property. According to the applicant, this garage cannot be used to store their vehicles. 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. The applicant has submitted a plan that attempts to solve the issues of the site while bringing the structure into greater conformance with the building code. By using the grade changes that are already on site the applicant has been able to build most of the addition below grade, thus City of Arden Hills Planning Commission Meetingfor December 5, 2007 llAhdocsl\AH1AHdatalPlanning\Planning Cases\2007\07-029 Wessberg Variance (PENDING)\J20507 - PC Report - Wessberg Variance.doc Page 6 of9