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6.3 State Statute 462.357, 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" 6.4 Staff analysis of undue hardship factors is as follows: A. The property in question cannot be put to a reasonable use if used under conditions allowed by the official controls: The Wrede current situation would only allow a 67 square foot improvement to the home or site without a variance, and require a variance for any substantive improvement. Further, the Wrede proposal seeks to make their home more livable and functional by adding a family room, expanded dining room, front porch, a second story (not calculated in impervious coverage amount), and other major improvements. The Community Development Staff has determined that the property can be made more livable, but cannot be put to a reasonable use under the official controls. B. The plight of the landowner is due to circumstances unique to the property not created by the landowner: The Wrede property (site/structures) is unique in that impervious coverage occupies 29% of the parcel. The Wredes did receive approval in 1994 for a 20 foot by 28 foot addition to the (then) detached garage; however, current situation is due to the 1999 Code addition of an impervious coverage limitation. These facts limit any proposed structural modifications outside current footprints without an approved deviation (variance) from the City. The Community Development Staff has determined that the plight of the landowner is due to circumstances unique to the property not created by the landowner (if the applicants had known of this coverage issue in 1994 they may have designed the detached garage differently, affording principal structure expansion area). C. The variance, if granted, will not alter the essential character of the locality: The improvements proposed though not normal for a 1950's home are standard in today's society. Specifically, homes built today include certain amenities such as larger kitchen/family area, multiple bathrooms, formal dining room, and a mud room. The design proposed for the Wrede home will not be out of character or context of a home from the mid to late 1950's. The Community Development Staff has determined that this variance, if granted, will not alter the essential character of the locality, nor adversely affect the public health, safety, or general welfare, of the city or adjacent properties. PF3420 - ReA 092302 - Page 3 of 4