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STAFF REPORT DATE: September 21, 1999 TO: Planning Chair and Commissioners FROM: Kim Moore-Sykes, Management Assistant ITEM: 99-10 Lot Coverage Variance Request for 3511 Harding Street N.E., Lona and Robert Dolan, owners. BACKGROUND: Mr. and Mrs. Doolan, 3511 Harding St. N.E., have submitted a Petition for Variance to the R- 1 residential lot coverage restriction of 35%. They are proposing to construct a deck and patio structure in the backyard area of their property but in order to do this project, they will need a variance for the additional 10.5% lot coverage. ANALYSIS: Currently, their lot coverage is 37.8%, which already exceeds the City's restriction of 35%. City records indicate that the structures were originally constructed in 1957 and therefore existed prior to the City's Ordinances being codified. Because the detached garage sits so far from the house in the rear yard, their driveway is 1,275.75 SF or almost half of the total square footage of impervious surfaces on this property. In their application, the property owners have indicated that they desire a patio and deck area so that they can enjoy the amenities that they have worked for so many years to achieve. Minnesota Statutes and City Ordinances require that several conditions must be satisfied for approval of this variance request. As such, no variance will be granted unless the evidence presented discloses that strict enforcement of the Ordinance would cause undue hardship because the property cannot be put to a reasonable use without the variance. This parcel is -unique in that the-detached garage was constructed so farl back on the Jot and thus-requires an exceptionally long driveway to access it. In its current state, the owners feel that they are restricted from putting their property to its most reasonable, greatest or best use. The circumstances causing the hardship must also not be created by the owner. As reported by Staff, the current excessive coverage of their lot was already in place before the City's Zoning Ordinance was adopted, therefore this hardship was not created by the current owner. The variance, if granted, also must not alter the essential characteristics of this residential area. Several neighbors called City Hall as a result of receiving their notification about the public hearing and were very supportive of the Doolan's project. Economic considerations are not a basis for this lot coverage variance request. Another issue that Staff noted in reviewing the project plans is that the proposed deck extends approximately 3 feet into the north sideyard. Staff has attempted to contact the Doolans about this issue, but have been unable to find anyone at home or to leave a message.