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5.7 State Statute 462357, subd. 6(2) provides authority for the city to "hear requests for variances from the literal provisions of the ordinance in instances where their strict enforcement would cause undue hardship because of circumstances unique to the individual property under consideration, and to grant such variances only when it is demonstrated that such actions will be in keeping with the spirit and intent of the ordinance. `Undue hardship' as used in connection with the granting of a variance means the property in question cannot be put to a reasonable use if used under conditions allowed by the official controls, the plight of the landowner is due to circumstances unique to the property not created by the landowner, and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone shall not constitute an undue hardship if reasonable use for the property exists under the terms of the ordinance ... The board or governing body as the case may be may impose conditions in the granting of variances to insure compliance and to protect". 5.8 The property in question cannot be put to a reasonable use if used under conditions allowed by the official controls: The house on the Maylone property was built in 1955. Like other residential development of similar age, the original improvements on this property included garage space for one car, and the structure was situated on the lot such that expansion of the existing garage to accommodate more vehicles often is not possible within the constraints of the Code. Because of the increasing slope from the street to the rear of the property, the most feasible option for additional enclosed vehicle parking and storage area is to expand the garage toward the front property line. The dimensions of the proposed two-car, attached garage are rather modest; therefore, the encroachment into the required front yard setback (while significant) has been kept to a minimum. In light of the constraints of lots like the one in question, along with the applicant's desire to convert the existing tuck-under garage into living area, there appear to be no reasonable alternatives that can be supported by the Code without a VARIANCE. The Planning Division has determined that the property can be put to a reasonable use under the official controls if the requested VARIANCE is granted. 5.9 The pli�ht of the landowner is due to circumstances unique to the property not created by the landowner: The current situation is unique to properties like the one in question. As stated above, the existing residence and garage are of a size and/or configuration that might have suited the occupants at the time the house was constructed, but no longer satisfies the current needs of the residents. Furthermore, such homes on, pre-existing nonconforming lots face additional space constraints, and a number of them require one or more variances to allow improvements to occur; this is a condition not created by this owner or any previous land owner. The Planning Division has determined that the plight of the landowner is due to unique circumstances not created by the landowner. 5.10 The variance, if �ranted, will not alter the essential character of the locality: The houses surrounding the subject property range in size from about 960 square feet to about 1,700 syuare feet. Based on rough calculations, the conversion ofthe existing garage into living area (enabled by the proposed addition) would increase the livable area ofthis house to about 1,200 square feet; consistent with most of the homes in the immediate vicinity. And although no other garages in the area approach the front property line to the PF3798_RVBA_120606 Page 3 of 4