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3.0 STAFF COMMENT 3.1 Based on State Statutes and the Roseville City Code, variances may be granted where the strict enforcement of the literal provisions of the ordinance would cause "undue hardship". The granting of a variance may only occur when it can be demonstrated that such an action will be in keeping with the spirit and intent of the ordinance. 3.2 "Undue hardship" as used in connection with the granting 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 land owner is due to circumstances unique to the property not created by the land owner, and the variance, if granted, will not alter the essential character of the locality. 3.3 Conditions may be attached to a variance that mitigate the impacts on adjoining properties. 3.4 The lot at 2376 Cohansey Street is a large lot measuring 115 feet wide and 240 feet deep, encompassing 27,791 square feet; it is more than twice the required new lot size. 3.5 The proposed tool shed/playhouse would be set back at least 11 feet from the north (side yard) property line and 26 feet from east (rear yard) property line. 3.6 Ms. Ericksen had a shed (see City Sight sheet) removed from the rear yard because of its dilapidated condition. The existing detached garage and home are small and do not have adequate storage space to fit a riding mower, snow blower, yard furniture, and other gardening, household and play items. 3.7 There appears to be adequate space (30 feet) between the house and the detached garage. An addition could be added to the detached garage to accommodate needed storage space. However, Ms. Ericksen prefers a shed in the rear yard more centrally located to the garden and the majority of the yard. 3.8 Another alternative could be to add the playhouse to the rear ofthe existing detached garage and construct a new 120 square foot garden shed in the rear yard. 3.9 Yet another alternative is to construct a new 120 square foot garden shed in the rear yard and, instead of construction permanent play house area, purchase the portable children's play house equipment that can be moved and/or disassembled as the children no longer use the equipment 4.0 POLICY REFERENCE 4.1 The Comprehensive Plan and the Roseville Housing Improvement Plan encourage reconstruction and upgrading of residential structures (and neighborhoods) throughout the community. PF3272 - RCA (I 12700) Page 2 of 4