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NFAC MEMORANDUM NORTHWEST ASSOCIATED CONSULTANTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: October 11, 1999 RE: Little Canada - Stanke Building Addition - Setback Variance FILE NO: 758.09 - 99.29 Background Mr. Roger Stanke has applied for a variance from the rear yard setback regulations to allow an addition to his building at 209 Ryan Drive. The proposed rear setback would be five feet. The 1 -1, Light Industrial District standard requires a 20 foot rear yard. Analysis Mr. Stanke recently processed a request to allow outdoor storage on this parcel. One of the issues which was raised related to the setback and screening requirements for the outdoor storage, and how those requirements would apply to the Stanke parcel. A requested variance for outdoor storage in the required front yard was denied, based upon the City's similar treatment of other Ryan Industrial properties, and the lack of hardship to justify the request. It was noted that outdoor storage could be located'in both the side and rear yard areas without a variance, and the front yard setback would apply to outdoor 'storage on this site. The existing building on the site was built with a five foot rear setback in 1975, and an addition was also granted a variance to build at five feet in 1989. A few years ago, the automobile repair business to the west of this site was also granted a variance to allow a five foot rear yard setback. The variances in this area were granted due to the shallow dimension of the lots between Ryan Drive and the rail line on the north boundary. Mr. Stanke's application indicates a 99 foot lot depth in this area. With a 40 foot front yard setback, the buildable area would be just 39 feet deep. Moreover, a parking and driveway 5775 WAYZATA BOULEVARD. SUITE 555 ST. LOUIS PARK. MINNESOTA 554 1 6 PHONE 61 2- 595 -9636 FA E -MAIL NAC@ WINTERNET.COM Page 10