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in the city is very small and each one has particular characteristics not shared by the others. 1372 Larpenteur's uniqueness lies in its tie to the adjacent lot. Under the present circumstances • no entry can be built on the west side because the building is only 5 feet from the property line, although there appears to be over 50 feet of available space. Furthermore, a west entry would be impractical because the west side faces away from both the parking lot and the two adjacent streets and an xray facility is located at that end of the building. Requiring the owner to place the entry at the rear (north) would create a hardship in that it would face only the parking lot and have the effect of the business "turning its back" on the street. h. Whether the variance is sought principally to increase financial gain to the owner of the property, and to determine whether a substantial hardship to the owner would result from a denial of the variance. Staff finds that the variance is not sought principally to increase financial gain to the owner. The proposed entrance is a reasonable amenity for a successful neighborhood business. Denial of the variance will require the owner to choose a plan that either turns away from the public or creates inconvenience for customers. i. Whether the conditions which give rise to the application for the variance arose after the adoption of this Chapter of the Code of the City of Falcon Heights or any amendment thereto which placed the tract in a zoning district different from what it was under the Chapter. In the consideration of this item, the City shall make diligent inquiry as to all changes in the property and shall refuse to grant the variance if the problem is one that can be solved through a proper application of a conditional use permit or an amendment of the • Zoning code. Financial hardship shall not be a basis for the granting of a variance when the owner purchased the property in reliance on a promise that a variance would be granted, and the City shall dismiss the appeal if it shall appear that the property was purchased on such reliance. Not applicable. Comments from Residents and Businesses: No comments from the public have been received by Staff as of September 23, 2005 Staff Recommendation: Staff recommends approval of the variance for the following reasons: • An public entrance sheltered from weather is a reasonable and desirable feature for a clinic that provides health services to the public. • The proposed new entrance is a good compromise between providing easy access from the parking lot and offering a welcoming facade to the community. • The encroachment of the building into the required setback is relatively minor and will have little or no impact on the perceived size of the building or on traffic sight lines at the intersection of Hamline and Larpenteur. • The proposed entrance is part of a general remodelling of the building that will update and enhance its appearance, which will benefit the community as a whole. • Staff Report: 1347 Larpenteur Variance -September 27, 2005 Page 3 of 4