06-27-2007 Council Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners @nacplanning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: June 7, 2007 RE: Little Canada — Wittner Front Yard Setback Variance FILE NO: 758.09 - 07.19 Background and Analysis Paul and Jody Wittner have requested a variance from the front yard setback standard of 30 feet in the R -1 Zoning District to accommodate an addition to their kitchen. The applicants estimate that the resulting front setback would be 27 feet from the right of way line with a 10 foot building addition. This estimate is based on the applicants measurement, but is not verified by survey. The Zoning Ordinance requires that any request for variance is supported by a showing that there is a unique condition on the property that creates a hardship in putting the property to reasonable use. To approve the proposed variance, the City must find that the applicant's proposal represents reasonable use of the property, and that it is not practical to achieve the objectives of the plan without violating the ordinance standards. The ordinance further states that the conditions must not be of the making of the applicant, and that economic considerations cannot be the basis for the request. The applicants suggest that they would like to expand the kitchen, which is currently in the front of the home, with a stairway behind it. They state that their designer has advised them that expansion of a lesser dimension would not be cost effective, nor provide an adequate expansion area. The building sits on the property with a similar setback to other homes along this section of Demont Avenue. The lot is question is very deep, with a relatively steep grade to the north. Expansion of the home would be possible to the north, although it would create a more expensive addition based on the existing layout of the home. From the perspective of planning staff, the variance does not appear to be justified for two primary reasons. First, while the applicants would like to expand their kitchen, it