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3 ~' '^ .~~ ~ !\ ~ 1!e- CONSULTING PLANNERS LANDSCAPE ARCHITECTS 300 FIRST AVENUE IJORTH SUITE 310 MINNEAPOLIS. 7V-'iN »IO) ~~~ ~ ~ ~~~~ 612~339~3300 MEMORANDUM DATE: March 3, 1994 TO: Susan Hoyt, City of Falcon Heights FROM: Phil Cazlson; Dahlgren, Shazdlow, and Uban, Inc. RE: Wiger Variance/Front Setback, 1775 Asbury Street Related to our discussion about Mr. Wiger's variance application, it should be clear that even an addition to the south side that extends the existing front and rear edges of the house would need a • variance, although a justifiable one in my opinion. The existing front setback of the house is 28'-0" and the existing reaz setback is 28'-7", both less than the 30' required by ordinance. I referred in my previous planning report (first page, last paragraph) to §9-2.02, Subd. 8(b) and 9(a), which require anon-conforming house such as the Wigers' to meet all standards if it is to be enlarged. As you mentioned, the only exceptions aze for interior side yazd and corner side yard setbacks. We were concentrating on the reaz setback since that was the focus of his proposal, but the same standard applies to the front setback. I implied this in the last line of the planning report, urging the applicant to expand south where a "substantial" variance would not be needed (as opposed to no variance). Therefore, even if Mr. Wiger expands as I had suggested in my sketch, he must apply for a variance to both the front and rear setbacks. I believe it would impose a "particular hardship" on Mr. Wiger to require him to meet the 30' front and rear setbacks, instead of extending the house flush with the existing setbacks. Meeting the 30' setbacks would create an awkward jog in the front and rear edges of the house, creating difficulties for construction. It would also create an aesthetic concern considering the design of the existing house, and it would impose a hazsher standazd on Mr. Wiger's use of the property, compared to the many neighbors in the azea who enjoy similar front setbacks of slightly less than 30 feet, due to the vary shallow lots on these blocks between Asbury and North Snelling Drive.