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SECTION 1007.OlAla VARIANCE Code Re uirement Pro osed Location Variance Requested 40 foot front ard setback 30 foot front ard setback 10 f'eet 3.0 STAFF COMMENT 3.1 Section 1007.0 1 A 1 a requires a minimum building and structure front yard setback of 40 feet and the side yards facing a street on corner lot to be considered that same as a front yard. 3.2 The Community Development Staff is unable to determine when or how the e�sting structure became non-conforming to the required 40-foot setback However, there is evidence that both the frontage road (West Highway 36) and St. Croix Street were reconstructed and additional right-of-way obtained that contributed to the non- conformity. 3.3 Staff has determined that the proposed change in use from an office/warehouse structure to an office structure is an intensification of the use and requires a variance, because of the structure's non-conforming setback status. Further, the proposed addition to the southwest corner of the structure is an additional encroachment into the required 40-foot setback. 3.4 Because the structure is changing from a warehouse use to office use, a new mechanical system is necessary. This mechanical system is proposed at ground level within a separate but attached structure to provide better access during cold weather months. A new concrete pad will be poured adjacent to the mechanical room addition for the new air conditioning condenser unit. 3.5 The proposed location is advantageous for serving the e�sting building (30,000 s.f. which includes the 16,600 s.f. renovation space) because it will provide at-grade servicing better operation than other sites, and minimal intrusion into the required setbacks. 3.6 The proposed renovated office space (16,000 s.f.) in the e�sting building may add between 60 and 80 employees; there are over 140 parking spaces in the adjacent parking lot, with more room to expand parking in the future. 3.7 There are approximately 250 employees on appro�mately 12 acres of the Bonestroo Campus, in two main office buildings totally over 68,000 s.f. 4.0 STAFF VARIANCE FINDINGS 4.1 Section 10 13.02 requires the applicant to demonstrate a physical hardship and to demonstrate that no practical alternatives e�st that would reduce the need for a variance PF3328 RCA (072301) Page 2 of 5