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The area of the addition outside of the setbacks does not require a variance. The <br />proposed addition would be in line with the existing home, and the portion visible from <br />Skiles Lane would step back with the existing structure. <br />4. The proposed addition does not encroach on the required front yard setback along <br />Snelling Avenue. <br />5. The existing and proposed lot coverage meets the R-1 Zone requirements. <br />6. The existing garage does not meet the ceiling height requirements of the Building Code, <br />thus the proposed garage would bring the property into greater conformance with modern <br />building code requirements. <br />7. The dwelling with the proposed addition would not exceed the 35 foot height limit. <br />8. Dwellings and garages are permitted structures within the R-1 Zone. <br />9. The existing dwelling and the proposed garage are outside of the 100 -year flood plain, <br />wetlands, and easements. <br />Variance Findings: <br />10. A garage and addition are permitted and reasonable uses within the R-1 Zone. <br />11. The lot is comparably unique in the City. The property is situated on the curve of Skiles <br />Lane as it intersects with Snelling Avenue, thus creating three front yard setback <br />requirements to the south, east, and west sides of the lot. <br />12. The topographic conditions are unique in that there is a significant slope downward from <br />the west to the east which allows the majority of the addition to be built below grade. <br />13. Since the proposed above grade addition would not encroach any farther into the front <br />yard setback than the existing structure, the addition is unlikely to have a negative impact <br />on the property or the neighborhood. The continued encroachment would have a minimal <br />visual impact from Skiles Lane. <br />14. The addition would be visible from the rear of the property, which abuts Snelling <br />Avenue; however, the area is heavily wooded and the closest neighbor on this side is over <br />300 feet away. <br />15. The proposed plans and setback variance for the dwelling do not appear to be based on <br />economic considerations alone. <br />Staff Analysis <br />The applicant has submitted a revised plan that attempts to solve the issues of the site while <br />bringing the structure into greater conformance with the building code. By using the grade <br />changes that are already on site, the applicant has been able to build most of the addition below <br />grade, thus reducing its visibility from the street. The architecture and materials for the addition <br />appear to be in line with the character and style of the existing home, and the above grade <br />portion of the addition would be in line with the existing setback of the home. The applicant <br />feels that this location and configuration of the garage has the least impact on the neighborhood. <br />This addition will impact a spruce tree to the south of the property and an oak tree to the east. <br />Both trees are located within the footprint of the proposed changes. Presently, there are no <br />City ofArden Hills <br />Planning Commission Meetingfor February 6, 2008 <br />IlAhdocsllahWHdatalP[anningWIanning Casesl2007107-029 Wessberg Variance (PC TABLED)1020608 - PCReport - Wessberg Variance.doc <br />Page 6 of 8 <br />