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This property, while not unique, shazes the unusual lot-shape constraints mentioned in the first pazagraph of this report with most properties in the blocks bounded by Snelling, Asbury, Roselawn and Crawford. Denial of the variance will certainly impose an inconvenience; • hardship is a subjective matter. Of the two alternate options discussed, one would be far more costly to the owner and the other would require the loss of an important outdoor amenity. 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 no material or financial gain will occur in the granting of this variance. Staff does not find that a substantial hardship to the owner will result from denial of the variance, because the owner has other options. 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. Staff Recommendation: Staff does not find sufficient reason to deny this variance and therefore recommends approval. 1. The impact of the addition on neighboring properties will be minor. To date no neighbor has contacted the City to express disapproval of the proposal. 2. The addition of a master bedroom and bathroom is a reasonable amenity for a home in Falcon Heights and will probably improve the value of the property. 3. The size and configuration of the house will not be out of line with other residences on Asbury and East Snelling Drive, most of which are non-conforming, and several of which have been granted variances for home additions. Attachments• Variance application (paid) Site plans, existing and proposed Floor plans, existing and proposed Maps of the immediate neighborhood between Asbury and Snelling, for compazison • Falcon Heights Planning Commission August 24, 2004 Page 3 of 4 Staff report on a lot coverage variance request at 1885 Asbury Street