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651-490-2279 + fax: 651-490-2931 January 12,2004 Diane Holmgren & Rick Distad 370 Millwood Street Roseville, MN 55113 RE: Variance Application to Construct Third Garage Stall. Dear Diane & Rick: Thank you for your recent request seeking a VARIANCE to Section 1004.02D4 ofthe Roseville City to allow the construction of a third garage stall on to the west side of your home. This Code Section reads: "a side yard adjacent to a street on a corner lot shall not be less than 30 feet ". In review of your proposal I have concluded that the proposed third stall would lie approximately 20 feet from the west property line or 10 feet into the required setback adjacent to Western Avenue, requiring a 10 foot variance from Section 1004.02D4. I have also completed an analysis of the parcel's impervious coverage and concluded that your parcel is l2,789 sq. ft. in size allowing 3,837sq. ft. of impervious coverage. Your current coverage is 3,105 sq. ft. (house - 1,116 sq. ft., garage 576 sq. ft., shed 108 sq. ft., and driveway l,305 sq. ft) and the estimated total including the proposed addition would be 3,405 sq. ft., which is under the maximum allowed. I have also conducted a brief analysis of your proposal against the "hardship" criteria necessary for granting variances. Specifically, variances must meet the following criteria: "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." It does appear that there are a couple options available to you such as a detached structure in the rear yard with access to Western Avenue; an attached garage addition that extends the depth of the existing two stall garage; and a third stall that faces W estern Avenue. However, I do not believe that these are reasonable, nor practical options. I also believe that your corner lot is unique, which limits your ability to construct certain improvements. Lastly, given the responses by your neighbors, I do not believe that your proposal would alter the essential character of the neighborhood That being said, the Planning Commission would have to agree with City Staff analysis of your variance request. I have concluded that your application and supportive documentation meets the requirements of being complete and will be forwarded your request to the February 4,2004 Planning Commission meeting for consideration. 2660 Civic Center Drive .:. Roseville .:. Minnesota .:.55113 651-490-2200.:. TDD 651-490-2207 +:+ www.cLroseville.mn.us