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3.2 Section 1004.02(D) requires a minimum lot width of 85 feet and a minimum lot area of 11,000 square feet for interior lots in an R-l zoning district. Based on the proposal, only Parcel "B will be deficient in the width requirement and only by Y2 foot. A variance is required to allow the minor subdivision to be completed as proposed. 3.3 Parcels in the neighborhood range in size (width) from 75 feet to 125 feet in width. 3.4 Section 1013.02 requires the applicant to demonstrate a unique physical hardship and to demonstrate that no practical alternatives exist that would reduce the need for a variance. 3.5 Mr. Coil indicates the unique physical hardship is the location of the home and its proximity to either the east or west property line and the limited ability, given this location, to develop the parcel under the requirements of the R-l zoning district without removing the home. He also contends that the variance is the practical alternative or solution addressing the concerns of the neighborhood. 3.6 The proposed variance, if granted, will not adversely affect the public health, safety, or general welfare, provided standards/conditions are attached to insure that redevelopment of the site is completed in accordance with the plans proposed by the applicant. 3.7 Over the past two years the Planning Commission and/or City Council have considered minor subdivision/variance requests. In all cases (1025 & 1027 Shryer Avenue, 2120 Cleveland Avenue, 2207 County Road B, and 946 Burke Avenue) and due to the magnitude of the requested variance, the requests were denied. The request by Mr. Coil is unique, can prove a physical hardship, and has neighborhood support. 4.0 STAFF RECOMMENDATION 4.1 Based on the findings outlined in Section 3 staff recommends approval (denial) of the request by Mr. Coil for a 1'2 foot variance from Section 1004.02(D) of the City Code. The variance would allow a two (2) lot minor subdivision to occur at 1323 Burke Avenue, reducing the width of Parcel "B" from 85 feet to 84.5 feet and creating a land division that meets all other applicable zoning and subdivision codes. 5.0 SUGGESTED ACTION 5.1 By motion, approve the request by Mr. Coil for a 1'2 foot variance to Section 1004.02(D) of the City Code based on the findings outlined in Section 3 ofthe staff report. The Planning Commission's recommendation will be forwarded to the City Council for final action on February 22, 2000. Attachments: Property location map; proposed lot split; and aerial photo of parcel. 60-day Time Limit: Application accepted on January 14,2000; Decision deadline is March 13,2000. Prepared by: Thomas Paschke (490-2236) Q:\P1anning Files\3184_Coil, Tom (1323 Burke)\RPCA (020900),doc PF3184 - RPCA (02/09/00) - Page 3 of 3