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NORTHWEST ASSOCIATED CONSULTANTS INC. <br />MEMORANDUM <br />TO: Little Canada Mayor and City Council <br />FROM: Brad Nielsen <br />DATE: 18 March 1982 <br />RE: Gagne, Donald - Conditional Use Permit and <br />Variance Request <br />FILE NO: 758.09 (82.03) <br />BACKGROUND <br />Mr. Donald Gagne has constructed a two -story accessory structure on his <br />property located at 2828 Condit. Without going into detail as to the <br />history of this request, it has been determined that Mr. Gagne should <br />apply for a conditional use permit and variance for the building in <br />question. <br />The conditional use permit is required under Section 903.020 D.4. of the <br />Little Canada Zoning Ordinance. As of an inspection by the Building Official <br />on 29 January 1982, the structure was found to exceed 1,000 square feet of <br />floor area. The building was also measured to be 17 feet in height - two <br />feet higher than the 15 foot maximum required under Section 903.020 D.3. <br />of the Ordinance. <br />ISSUES AND ANALYSIS <br />1. Conditional Use Permit. It is the opinion of this office that the <br />intent of the Zoning Ordinance was not to prohibit the type of structure <br />being discussed, but rather to simply control them. In this regard, <br />the conditional use section of the Zoning Ordinance sets forth criteria <br />for evaluating the acceptability of such uses (Section 921.010 C.). <br />Due to the size of Mr. Gagne's property (approximately 5.56 acres) <br />and the structure's location near the west side of the property, it <br />does not appear to have an adverse affect on surrounding residences. <br />In fact, the structural density of Mr. Gagne's property is less per <br />acre than residential lots to the east of his property. Consequently, <br />in reviewing the factors listed in Section 921.010 C., the only one <br />considered to be questionable is number 3. The structure does not <br />conform to the maximum height requirements of the Ordinance. Since a <br />variance for height is part of the request, this will be discussed in <br />greater detail further on in this report. <br />4820 minnetonka boulevard, suite 420 minneapolis, mn 55416 612/925 -9420 <br />