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Northwest Associated Consultants, Inc. <br />C O M M U N I T Y P L A N N I N G • D E S I G N • M A R K E T R E S E A R C H <br />PLANNING REPORT <br />TO: Little Canada Planning Commission <br />FROM: Cary Teague /Stephen Grittman <br />DATE: 9 September 1996 <br />RE: Little Canada - Belland Auto Shop - Variance <br />FILE NO: 758.09 - 96.24 <br />Background <br />Kraus - Anderson Construction Co., on behalf of the Belland Auto Shop, is requesting <br />setback variance(s) in order to construct an addition to the existing Auto Body facility. <br />The applicant has submitted three development alternatives (Exhibit B1 -3) for the City to <br />consider, each one of these alternatives will require the following setback variance(s): <br />Alternative 1 - 10 foot front yard and 8 foot rear yard - (40 front and 20 foot rear required). <br />Alternative 2 - 17 foot rear yard. <br />Alternative 3 - 20 foot rear yard <br />The subject property is located at the intersection of Ryan Drive and Ryan Lane, within the <br />"Ryan Industrial Park ", and is zoned I -1, Light Industrial zoning district. This property is <br />also located with a 65 foot wide Northern States Power easement. The buildability of the <br />site is limited due to the triangular shape of the site. In fact, an addition cannot be <br />constructed on this site without the need for a rear yard setback variance. <br />Attached For Reference: <br />Exhibit A - Site Location <br />Exhibit B - Alternative Site Plans <br />Analysis <br />In considering all requests for variance, it must be found that the proposal will not: <br />1. Impair an adequate supply of light and air to adjacent property. <br />2. Unreasonably increase the congestion in the public street. <br />3. Increase the danger of fire or endanger the public safety. <br />5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595- 9636•Fax, 595 -9837 <br />Page 81 <br />