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FILE #17-3901 21 Feb 2017 Page 4 of 4 and has determined that the addition to the home is not likely to impact the existing or future septic sites. However, the current septic system is noncompliant and replacement of the system is triggered by the property sale. The applicant identified one treatment site; a new system will be installed at the point of sale. The applicant was only able to identify one treatment site on the property where two standard sites are required by Code. The City's Code provides the building official with the authority to grant variances from the septic code requirements. In this situation the building official has recommended that the City Council review and rule on the requested septic variance. His recommendation for approval of the variance is attached as Exhibit F. Practical Difficulties Statement Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B, and should be asked for additional testimony regarding the application. Practical Difficulties Plan Analysis Staff finds the location of the home, affected by the Hennepin County land taking for the road realignment, the septic site limitations, the topography, and the substandard lot area are practical difficulties supporting the front setback variance to allow the second story addition to the home. Engineer Comments There is no proposed grading as part of this project. Public Comments To date, no public comments have been received. Issues for Consideration 1. Does the Planning Commission find that that the property owner proposes to use the property in a reasonable manner which is not permitted by an official control? 2. Does the Planning Commission find that the variance(s), if granted, will not alter the essential character of the neighborhood? 3. Does the Commission find it necessary to impose conditions in order to mitigate the impacts created by the granting of the requested variance(s)? 4. Are there any other issues or concerns with this application? Planning Staff Recommendation Planning staff recommends approval of the setback variance. List of Exhibits Exhibit A. Application Exhibit B. Practical Difficulties Documentation Form Exhibit C. Existing & Proposed Survey/Site Plan Exhibit D. Proposed Plans and Elevations Exhibit E. Aerial Photos Exhibit F. Building Official Memo — RE: Septic Variance Exhibit G. Code Sections Exhibit H. Property Owners List Exhibit 1. Plat Map