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. APR 12 '96 15:41 KENNEDY & GRAVEN P.2 <br /> KENNEDY & GRAVEN <br /> CHARTERED <br /> IAttorneys al Law <br /> al <br /> 470 Pillsbury Center,Minneapolis,Minnesota 55402 <br /> ROBERT A.AL9OP (612)337-W00 <br /> BRUCE M.BATTERSON nnA CORRINE H.111OM3ON <br /> RONALD IL BATTY 700 Commerce Building,S ERA X'uurth Street �M J.7ROMSON,YR, <br /> STEPHEN J.BU1tU1. Saint Paul,Minnesota 55101 L RAY M.WERTHEIM <br /> JOHN B.DEAN (612)225-4935 BONNIE L.•WILKQNS <br /> DANUIL J.OREENsWEIG JOE Y.YANG <br /> DAM/ KENNEDY rscsimile 16(3)337.9310 <br /> MUMPSL..LEFEvERI[ DAVID L GRAM(1719.1991. <br /> JOHN M.1217EVRE,JR. —` <br /> ROB .LANDAU. WRITERS DIRECT DIAL OF COUNSEL <br /> ROAM <br /> ROB <br /> RODERT C.LONG ERT C.CAON <br /> JAMS N.STHoMet N RotRoamL.DAVIDVIp80pf <br /> 337-9202 WELLINGTONH.Loa', <br /> PL,o'YD B.OLSON <br /> CUrris A.PEAssoN <br /> T.JAY SALMEN <br /> April 12, 1996 . <br /> Joyce Pruitt <br /> Interim Community Development Director <br /> City of Mounds View <br /> 2401 Highway 10 <br /> Mounds View,.MN 55112-1499 <br /> RE: Legal Opinion on Application of Non-Conforming Use and Hardship Standards <br /> Relating to the Request to Construct a Gasoline Pump Canopy Requiring a 24- <br /> . Foot Setback Variance <br /> Our File No. MU125-45 <br /> Dear Joyce: <br /> • You have asked me on behalf of the Planning Commission to provide a legal opinion <br /> on two issues relating to the request of a gas station at the intersection of County <br /> Road I and Adams Street to construct a new 24'x44' canopy over its gas pumps which <br /> would require a 24-foot variance from the required 30-foot setback requirement <br /> under the Mounds View Municipal Code (the "City Code") The two issues you asked <br /> for a legal opinion regarding are: <br /> 1. Would the construction of a new gas pump canopy be permitted under Chapter <br /> 1123 of the City Code relating to non-conforming uses? <br /> 2. How should the criteria for granting a variance under Chapter 1125.02 of the <br /> City Code be applied to this application relating to whether an undue hardship <br /> exists? <br /> SUMMARY <br /> Answer to Question No. 1 <br /> Applying a strict interpretation of Chapter 1123 of the City Code, the Planning <br /> Commission and City Council could deny this application based on a finding that <br /> adding a significant new structure, such as the gasoline pump canopy, would be an <br /> • enlargement of the existing structure or use on that site and would thus be <br /> prohibited under Section 1123.02, subd. 1 of the City Code. However, the Planning <br /> Commission and City Council have the discretion to interpret the City Code in a <br /> • RCL103O3.5 <br /> $U125-45 <br />