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intent necessary so that the public substantial justice done. 5.5 State Statute 462.357, subd. 6 (2) provides authority for city to "hear 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 it is demonstrated that such actions will be keeping with the spirit and intent 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 property exists under the terms ofthe 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". 5.6 The property in Question cannot be put to a reasonable use if used under conditions allowed by the official controls: In general one can conclude that "reasonable use" can be achieved with most variance requests. However, it is difficult to place an accessory structure on the property without reducing the usable area of the rear yard. the home, constructed in 1956, lies approximately 22 feet from the property line adjacent to Rosedale Drive, which location is pre-existing non-conforming to the current Code requirement of 30 feet. An addition to the principal structure along same (that does not encroach closer to the property line) could be completed without a variance. But the construction of a detached accessory structure requires a 30 foot minimum setback, even though the front yard is currently at 22 feet. The Seablooms desire to convert the existing attached garage into living area, eliminating possible issues with fumes from gas cans, vehicles and other yard equipment items from entering the home. The City Planner has determined that the property can be put to a PF3651_RVBA_080305- Page 3 of5