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accommodate the mechanical room addition. The north side of the existing structure is the primary access and focal point of the building and locating the mechanical room and air conditioning condenser in that location would be uninviting. The south side of the existing structure already encroaches approximately 15 feet into the required setback and placing the mechanical room on that side of the structure would require an additional 20- foot variance. The existing structure has been determined to be a pre-existing non- conforming structure (setbacks) and requires a variance to complete the proposed change in use interior improvements. B. The plight of the land owner is due to circumstances unique to the property not created by the land owner: The City staff has determined that there are unique circumstances and that Bonestroo has not created the hardship. Specifically, there have been lot line rearrangements, road right-of-way dedications, or land purchases for the construction of the Highway 36 frontage road and realigned St. Croix Street. The structure, built in 1960, was constructed to the original roadway right-of-way improvements and constructed in accordance with applicable City Codes. The mechanical room is required in a location that best provides direct airflow with minimal turns. The structure was purchased by Bonestroo to accommodate future corporate expansion plan and because of the unique shape of the right-of-way, its non-conformity to the setbacks was not known until reviewing the site improvement with the Development Review Committee in May 2001. C. The variance, if granted, will not alter the essential character of the locality: The proposed 20 foot by 21 foot mechanical room addition and the existing structure's location within the required front yard and street side yard setbacks will not alter the essential character or the locality, nor adversely affect the public health, safety, or general welfare, of the city or adjacent properties. 5.0 POLICY & FISCAL IMPLICATIONS 5.1 The Comprehensive Plan encourages the reinvestment in commercial and industrial buildings, and the economic development plan encourages the provisions and recruitment of companies that provide head-of-household jobs. Bonestroo is an engineering firm with its headquarters office building on this site. Renovation of the building into office space will create space for up to 80 engineers and technicians. Parking is adequate. 5.2 There are no fiscal implications (other than increases in value base on improvements) nor any impacts to the existing city infrastructure. 6.0 ST AFF RECOMMENDATION 6.1 Based on the comments and findings outlined in Section 3 and 4, staff recommends approval of variances from Section 1007.01Ala ofthe Roseville City Code for the existing structure and a mechanical room addition for property located at 2361 West Highway 36, to be located within 15 feet of the right of way of St. Croix Street and within 30 feet of the West Highway 36 Frontage Road subject to the following conditions: A. The owner must submit an updated site survey, illustrating the existing building, the previous required setback ofthe building and the newly approved setback for the existing PF3328 RPCA (071101) Page 3 of3