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F-2 In regard to the second hardship, the visual blight from the • adjacent and directly opposite commercial land uses, 1697 N. Hamline is located DIRECTLY across from a commercial auto repair shop with a parking lot in the front of the repair shop. The parking lot is used to park vehicles being serviced. There are only a few other residential properties in an R-1 zone located across the street from a commercial establishment, (those across from the dry cleaner on Larpenteur come to mind) ; none have so much long-term parking. There are several residential properties in an R-1 zone located adjacent to commercial uses (e.g. Ciatti's and the homes behind Bullseye Plaza). Under our current zoning code a barrier is required between commercial establishments with parking lots within 30 feet of an R-1 zone. This barrier might be a six foot high fence. Therefore, the proposed fence along the entire south side lot line, which is the rear property line of the Thatcher Clinic, is in keeping with the intent of the zoning code, if restricted to six •feet. Nevertheless, it requires a variance. However, the proposed fencing along the front lot line to reduce vision across the street is not in keeping with the intent of the code, which is designed to maintain open, barrier-free front yard setbacks for visual continuity throughout the City. However, 1697 North Hamline is the only property DIRECTLY across from a commercial service with vehicles always parked outside. Therefore, it might be considered a unique case. FTNI~TNC'~S If the Planning Commission finds that this criterion of adjacent and opposite commercial land uses is unique to 1697 North Hamline, and if it finds that a hedge is not an adequate barrier, and if it finds that all the conditions for granting a variance are met, it may grant a variance from 9-2.06 1(f)(5) which limits a fence to three feet high within the front yard set back. There appears to be no justification for an eight foot fence, which exceeds all fence heights by two feet even when barriers are required by the zoning code. CONDITIONS To retain the intent of the zoning code and consistency throughout the R-1 zone in the City, if this variance is granted, the following conditions are recommended for your consideration: 1. Restrict the fence to six feet in height. (A hedge can grow beyond 6 feet if the owner desires). 2. Require the fence parallel to the front lot line to be at least twenty feet from the front lot line. • 2