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• POLICY H3 12/8/04 ITEM: Consideration of a request for a variance at 2135 Hoyt Avenue West SUBMITTED BY: Roger Miller, owner/leaseholder REVIEWED BY: Deborah Jones, Zoning and Planning Coordinator Heather Worthington, City Administrator EXPLANATION: Summary: 2135 Hoyt is a residence in the University Grove neighborhood of Falcon Heights. The property is bounded on the east by the common area walkway between Hoyt and Folwell and on the north (rear) by a common area. The owner seeks a variance to construct a 14 foot by 16 foot sunroom addition at the rear of the house. The addition would be designed to blend architecturally with the existing home. The addition would encroach 9 feet into the required rear yard of 30 feet. The porch would replace and existing non-conforming deck that is slightly smaller in area than the proposed porch. Staff cannot find any record of a permit or variance for the existing deck. The homeowner points out that several homes in the neighborhood make similar encroachments into their rear setback, and therefore that the house will not be out of line with the rest of the block. Staff's survey of the physical features map (see attachment) finds that six homes in the immediate neighborhood, out of 24, do encroach into rear setback. This property, like many in the University Grove district, is adjacent to a "commons" area that provides a spatial and visual buffer between rows of homes in addition to setbacks. At the narrow end of this wedge shaped parcel of land, immediately behind 2135 Hoyt, the commons is approximately 40 feet wide, widening to over 50 feet at the other side property line of 2135 Hoyt. The proposed addition, if allowed, will be 66 feet from the center line of the commons. The applicant further says that living areas of homes in the neighborhood are oriented toward the commons and that mosquitoes make it very difficult to fully enjoy this amenity without a screened porch. Analysis• a. That the granting of the variance will not be detrimental to the public interest. Staff finds that the granting of this variance will not be detrimental to the public interest. b. That the granting of the variance will not substantially diminish or impair property values or • improvements in the area. 3C