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4. Additional Review This application may require Rice Creek Watershed District approval prior to the issuance of any building permits. If the site plan review is approved, a condition has been added requiring RCWD review prior to the issuance of building permits. Site Plan Review Evaluation Criteria The Zoning Code allows for a property owner to construct a single accessory structure, not to exceed 1,45 8 square feet in unusual circumstances, if approved through a Site Plan Review; however, the Code does not define unusual circumstance, or specifically identify criteria for evaluating a site plan for the purpose of granting approval of a larger accessory structure. The approval is largely left up to the discretion of the Planning Commission and City Council. The purpose of the site plan review process is to ensure a higher quality project than could be achieved by following the letter of the Zoning Code. In the case of this application, the proposed garage is 988 square feet. The property owner could fit two accessory structures up to 728 square feet each on his property, which would likely have more of a visual impact than this single structure. The property owner has argued that having the single accessory structure that is 988 square feet will look nicer and add more value. The Code regulates that the exterior finish must be compatible with the existing structure and the neighborhood. While the exterior of the proposed garage will not match the color and material of the existing principal structure, the applicant has indicated that his intention is to reside the house to match the garage in the near future. Findings of Fact Staff offers the following sixteen findings of fact for review: 1. The lot is ten feet narrower than is required by Code, but meets all other minimum requirements of the R-2 Zone. 2. The existing dwelling encroaches five feet into the front yard setback 3. The existing garage encroaches five feet into the side yard setback 4. A site plan review is required for the detached accessory structure. 5. The proposed accessory structure would reduce the existing non -conformity of the lot by removing the non -conforming garage and constructing a new garage that meets all setbacks. 6. The maximum structure coverage meets the requirements of the R-2 zone. 7. The minimum landscaped area exceeds the requirements of the R-2 zone. 8. The existing dwelling does not exceed the 35 foot height limit. 9. The proposed garage would not exceed the 15 foot height limit for accessory structures. City of Arden Hills Planning Commission Meeting for July 2, 2008 IlMetro-inet.uslardenhillslPlanninglPlanning Cases 12008108-018 Beard Site Plan Review (Pending) 1070208 - PC Report - Beard Site Plan Review.doc Page 5 of 8