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3.0 STAFF COMMENT & FINDINGS 3.1 Section 1004.O1A6 (Nlaximum Tota1 Surface Area) limits a lot or parcel to an impervious (structures and pa�ement surfaces) coverage of 30%. 3.2 Section 1004.O1E states: Exception: If after May 21, 1959, existing houses on SO% of more of the frontage on any block have a predominant front yard different from that herein specified, all buildings hereafter erected shall conform to this predominant fi^ont yard depth, provided this regulation shall not be interpreted so as to require a fi^ont yard of more than 40feet in depth. 3.3 Last year (2000) the City Council approved a variance for Mr. Reichenbach allowing the construction of a detached garage that increased the impervious coverage of the parcel from 30% to 39.5%. However, analysis prior to Planning Commission consideration could not conclude the exact existing lot coverage or setback, and could not determine the proposals overall impact. A survey was required to determine existing and proposed impacts. 3.4 The kitchen and covered porch proposal calls for a 390 square foot addition to the home that will increase the impervious coverage by 363 square feet (the difference between the total addition and the e�sting porch). 3.5 The property is unique in the sense that it has a predominant front yard setback of 40 feet from the front property adj acent to Hamline Avenue. 3.6 The Reichenbach proposal seeks to construct living area and a covered porch onto the front of the e�sting 1950's home. The applicant states that the current kitchen is in need of updating and is too small to accommodate the current traffic pattern and food preparation. 3.7 The Reichenbach home has limited options for adding living space. Expanding to the north or south is virtually impossible. The kitchen is located in the southwest comer of the home adjacent to the driveway; expanding to the west is the only feasible option. 3.7 Section 10 13.02 requires the applicant to demonstrate a physical hardship and to demonstrate that no practical alternatives exist that would reduce the need for a variance. 3.8 Variances may be granted where the strict enforcement of the literal provisions of the ordinance would cause "undue hardship". The granting of a variance sha11 only occur when it can be demonstrated that such an action will be in keeping with the spirit and intent of the ordinance. PF3334 RCA (091001) Page 2 of 4