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• <br />• <br />• <br />City Council <br />May 27, 2003 <br />Keller Variance <br />ANALYSIS <br />The following chart summarizes the zoning and land use designations for the subject <br />property, as well as surrounding properties: <br />Location <br />Guided Land Use <br />Zoning <br />Subject Site <br />Low Density, Unsewered <br />Residential <br />Rural <br />North <br />" <br />" <br />East <br />" <br />" <br />South <br />" <br />" <br />West <br />GG <br />GL <br />Under the Lakes Zoning Ordinance, a property of this size and zone is allowed up to <br />1,200 sq.ft. of accessory building space. The property currently contains an existing <br />attached garage measuring slightly more than 20 X 22 feet - roughly 500 square feet. <br />The applicant plans to expand the garage to 992 square feet. There are no other <br />accessory buildings on the property. <br />The Lino Lakes Transportation Plan classes 62nd Street as a Minor Collector street, with <br />the Lino Lakes Zoning Ordinance requiring a 40 -foot street setback for all collector or <br />arterial streets. At present, 62nd Street is paved from Ware Road to Red Maple Lane, <br />with the section from Red Maple Lane to Holly Drive not constructed, but indicated as a <br />"proposed road" under the Lino Lakes Transportation Plan. The applicant's proposed <br />addition would extend three feet, seven inches into the required 40' street setback. <br />The applicant has stated that it is necessary to encroach into the setback area in order to <br />make the proposed addition of a size large enough to make the project worthwhile. <br />Conversely, it is staffs contention that the desire to expand simply in order to have more <br />storage space does not constitute a demonstration of hardship. Further, by making some <br />design changes and expanding to the east, rather than the south, the applicant has the <br />ability to fulfill their desire for expansion while working within the requirements of the <br />ordinance. <br />FINDINGS OF FACT <br />The Lino Lakes Zoning Ordinance directs that in considering all requests for variance or <br />appeal, and in taking subsequent action, the City shall make the following finding of fact: <br />1. That the property in question cannot be put to a reasonable use if used under <br />conditions allowed by the official controls. <br />Comment: the property has been, and currently is being, put to reasonable use <br />