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• • • City Council Meeting Noel Variance March 24, 2003 As noted in the chart above, the subject property is surrounded by similarly zoned and guided properties. The property to the east and west of the site are also Lino Air Park lots. The properties to the north of the site, across Carl Street, are either acreage lots or undeveloped at this time. Accessory Building Issues Maximum allowable accessory square footage for a lot of this size and zone (1-1/4 to 2 -1/2 acres, Rural Zone) is normally 2,020 sq.ft. The applicant currently has an attached garage (572 sq.ft.) and a tool shed (144), for a total of 716 sq.ft. of accessory building. Lino Air Park property, however, is allowed additional accessory square footage, allowing hangers up to 3,200 sq.ft. to be constructed. The proposed hanger, at 2,400 sq.ft. is within these size requirements.Maximum number of accessory buildings allowed on a lot of this size and zone are limited to one attached garage and two detached accessory structure. There are a number of properties in the Lino Air Park which have hangers located closer to their front property lines than the principle structure. Two such properties are on either side of Mr. Noel: Lot 7 to the east has a 2,688 sq.ft. hanger located 135 feet from the Carl Street right -of -way; Lot 9 to the west has a 2,496 sq.ft. hanger located slightly closer to the Carl Street right -of -way. The owners of both these properties have submitted letters in support of Mr. Noel's variance application. In addition, the Air Park Association is also in support of the hanger placement. 7:1 Transition Air Space Requirement Properties located in the Lino Air Park belong to the Air Park Association, which is governed by covenants. One such covenant states that nothing should be constructed within the area surrounding the airstrip, defined by a slope of 7:1, and know as the transition air space, or "safety zone." This air space requirement is not a requirement of the MNDOT Office of Aeronautics, but rather is one adopted by the association. In a review of past reports (Anderson at 352 Carl Street), it appears that should the proposed hanger be sited in compliance with the zoning ordinance, in a location behind the home, the hanger would then infringe on the safety zone. For this reason, there appears to be a clear issue of hardship demonstrated. Finding of Fact According to the City's Zoning Ordinance, in considering all requests for variance, the City shall make a finding of fact: 1. That the property in question cannot be put to a reasonable use if used under conditions allowed by the official controls.