07-28-1983 Council Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS INC. PLANNING REPORT TO: Little Canada Planning Commission FROM: David Licht DATE: 7 July 1983 RE: Market Place Shopping Center - Side Yard Setback - Variance FILE NO: 758.09 - 83.29 BACKGROUND The applicant has submitted a request for a side yard setback variance for the portion of property which abuts the site of the Senior Citizen Housing Project. With the sale of land to the City and the construction of the Senior Citizen's Housing Project, the setback standards applicable to the Market Place property change. Within the 8 -3 District, commercial uses abutting a residential use must maintain a 40 foot side yard setback. If commercial property abuts other commercial uses no side yard setback is required (Section 912.050. C.2. - page 62). REQUEST ANSLYSIS Prior to the consideration and pursuit of a Senior Citizen Housing Project, which by its involvement is viewed as a City sponsored effort, the Market Place Shopping Center was free to pursue building expansion plans which have been considered for a number of years and included in initial plans for the Center. The senior project has now restricted this expansion unless a variance is approved. One specified condition of granting a variance is in instances where public action has created a hardship for the property in question. Due to the City's modification of the B -3 district to allow restricted elderly housing plus its direct and active role in accomplishing a senior housing project on the adjoining site, it is Northwest's opinion that the qualification for a variance has been met. Another site factor to be taken into account is that parking and open space for the Senior Citizen Housing Project is to occur adjacent to the side yard lot line in question. As such, it is our opinion that adequate open space will be maintained between the two possible structures. 4820 minnetonka boulevard, suite 420 minneapohs, nm° ,5.5416 612/925-9420° 47