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NORTHWEST ASSOCIATED CONSULTANTS, INC. <br />4800 Olson Memorial: Highway, Saute 202, Golden Valley. MN 5F.4 2 <br />Telephone: 7S3,231.2555 Facsimile: 763.2.31.2t5e31 piannere@nacpianning.com; <br />MEMORANDUM <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: April 12, 2005 <br />RE: Little Canada — Nelson Garage Conditional Use Permit <br />FILE NO: 758.09 - 05.10 <br />Background and Analysis <br />Susan and Carl Nelson have applied for a Conditional Use Permit to allow the <br />construction of a three car garage on their property at 762 LaBore Road. The <br />new garage would replace an existing two car garage, and would be in addition <br />to an existing attached garage. The applicants indicate that the existing garage <br />has a number of concerns related to dampness and inadequate electrical <br />service. <br />The zoning ordinance requires that where single family parcels propose garage <br />space of between 1,001 and 1,500 square feet, or where there are two proposed <br />garage buildings, a Conditional Use Permit is required. The applicant indicates <br />that total garage space would not exceed the 1,500 square foot threshold. In <br />addition, accessory garages are intended to be located behind the principal <br />structure. The zoning ordinance reads as follows: <br />Except by conditional use permit, no accessory building or shed may be <br />located closer to the front line of a lot than the rear building line of the <br />principal structure. The issuance of a conditional use permit for location in <br />front of the rear building line of the principal structure shall be considered <br />to be a special exception, conditioned upon factors including, but not <br />limited to, the following: <br />