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PLANNING REPORT <br />northwest wsoc18ted co <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: 4 November 1986 <br />RE: Hanson Lot Split/Variance <br />FILE NO: 758.09 - 86.35 <br />nsultants, inc. <br />• <br />NOV 6 1986 <br />CITY OF <br />LITTLE CANADA <br />BACKGROUND <br />Adelle Hanson has applied for a division of her property at the northwest quadrant <br />of Vanderbie Street and Allen Avenue. An existing house sits on the eastern portion <br />of the property adjacent to Vanderbie Street. A variance is being requested to allow <br />for a 25.3 foot setback from the Allen Avenue right -of -way. The requirement for side <br />yards facing a street is 30 feet. <br />ANALYSIS <br />Two issues affect this case. First, the setback violation faces Allen Avenue which <br />is platted at 66 feet in width. If platted according to current standards, the street <br />would likely be 50 feet wide, in which case the setback would be 3.7 feet in excess <br />of the requirement. <br />The second issue is the City's Thoroughfare Plan which shows a north -south street at the <br />west end of Lot B. The proposed street is illustrated on Exhibit C. In order to <br />pursue the implementation of this plan, 25 feet should be reserved from the west end <br />of the subdivision for street dedication. <br />In evaluating the first issue, there are three possible courses of action. One, allow <br />the division by granting a variance for the setback. In the analysis of the variance <br />request, the criteria for approval can be broadly interpreted to qualify this request <br />except in one area. That is the requirement for uniqueness. In granting the variance, <br />the City could be held to approving similar variances in areas of wider- than - required <br />streets, which includes most of this area. <br />23 <br />4870 minneronka blvd., sre. 200, r llnneapolis, mn 55416 (612) 925 -9420 <br />