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. APR 12 '96 15:41 KENNEDY & GRAVEN P•2 <br /> KENNEDY & GRAVEN <br /> CHARTERED <br /> Attorneys at Law - <br /> 470•Pillsbury Center.Minneapolis,Minnesota 55402 <br /> ROBERT A.ALSOP (612)337-9300 <br /> I BRUUCEM.BATTERSON and CORRINEH. j1[OMSON <br /> RC/GLOM BA'TT'Y 700 Cmimerse Building,S East Fourth Street JAMES J. CI1oMSON,Ytt. <br /> $'FEIG N J.gum Saint Paul,isllnnesota 53101 <br /> LARRY L Warn/Est <br /> B.DEAN BONNIE L. 1L10Ns <br /> (612)225- 935 <br /> DANIEL J.GREENSWEEIG Jog Y.YANG <br /> DAM J.KENNEDY racsimlle(Rt3)337.9510 DAVID L.GRAVEN <br /> CHARLES L.LEFEVERE (1929.1991 <br /> JOHN M.Lazne,is. <br /> ROBOT J.LINDAI,1. OP COUNSEL <br /> WRITNI S DIRECT DIAL ROBERT C.CARSON <br /> Roma C.LONG <br /> RoaL.DN <br /> JAMES MSPROM$EN 337-9202 WELLINCTONALAw <br /> FLOYD B.OLSON <br /> Corns A.PlABsON <br /> T.JAY SA.I.Mit <br /> April T2, 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 /> 1 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 T 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 /> RCLlo3o25 <br /> 111125-45 <br />