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Mounds View Planning Commission July 7, 1999 Regular Meeting Page 9 that the applicant provide a landscaping plan which would satisfy the City Forester, staff, and the City Council. He stated that staff had enough information to proceed with the resolution, and that any additional changes or recommendations could be added prior to the final draft. 6. Planning Case No. 561-99 Property Involved: 2801 Woodale Drive Consideration of Resolution 587-99, a resolution approving a variance for a reduced front yard setback. Applicant: Michael and Christine Gregori The applicant was present. Planning Associate Ericson gave the staff report as follows: The applicants, Michael and Christine Gregori, who live at 2801 Woodale Drive which is located at the northwest corner of Woodale Drive and Silver Lake Road, are requesting a variance from the required thirty-foot setback established for accessory building from public streets. They would like to replace their old, single stall garage with a two car, 672 square-foot garage. The existing garage, which was built with the house in 1952, sits 15 feet too close to Silver Lake Road. Its construction predates the City's first Zoning code, which was adopted in 1960. He stated that, in consideration of the expansion of the garage, the applicant was proposing the reduction of the present setback to eleven feet. Ericson presented staff's analysis, noting that, as with any variance application, for the Planning Commission to act favorably, there must be a demonstrated hardship or practical difficulty associated with the property which makes a literal interpretation of the Code overly burdensome or restrictive to a property owner. State statutes require that the governing body review a set of specified criteria for each application, and make its decision in accordance with these criteria. These criteria are set forth in Section 1125.02, Subdivision 2, of the City Code. The Code clearly states that a hardship exists when all of the criteria are met. Ericson outlined the seven criteria, and provided responses to each. Ericson stated that the applicant has some hardship presented in the lot, in that the house and garage were constructed prior to any zoning requirements. He stated that this was a single car garage, outdated by today's standards, and that there was no room or alternative for expansion without maintaining some encroachment into the setback. He stated that staff had examined the criteria for 11111 satisfying the hardship requirements, and found that all are met with the exception of one, which is that the variance requested is the minimum setback required to alleviate the hardship. He stated that