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FILE #0S-3139 21 November 2005 Page 3 of 5 RR-IB Required Existing Propiosed Front 50 ’44’ covered entry No Change Rear 50 ’129’ deck 107’ Side (west)50 ’27’28 ’ Side Street (east)50 ’42 ’41.4’ Stnictunil Coverage Total Lot Arra 25,440 s.f. (0.S8 acres) Total Structural Coverage Allowed: 3,816 s.f. (15%) Proposed: 3,039 s.f. (12%) Hardcover Calculations This property is located outside of the Shoreland Overlay District and therefore not subject to the hardcover regulations of Section 78-1288. Side Yard and Side Street Setback Variances Zoning Ordinance Section 78-418 (1) requires a SO' setback to all property boundaries, as the use is conditionally permitted in the RR - IB zoning district. The applicant has proposed an addition directly off the rear (north) of the existing building, which encroaches 23 ’ on the westen required yard and 8’ on the eastern required side street yard. It is unclear, based on the submitted floor plan, elevations, and survey, whether the addition encloses the stairways shown on the west of the proposed addition (one stairway serves the deck above and acts as an exit for the existing upper story and the other stairway serves the e'^isting basement). Because one of the stairways serves a second story, a SO’ setback is still required, making the level of enclosure inconsequential as it relates to the level of variance. Hardship Statement Applicant has completed the Hardship Documentation Form attached as Exhibit C, and should be asked for additional testimony regarding the application. Hardship Analysis /« coHslderiHg appifeathm for vorhmee, the fUmnlmg Commbshm ikaU cotaUer the tffect of the proposei voH ohco mpom tke keohk, ortfety ood wefforo tke ammmhy, existing and anlkipaied traffic conditions, iigktondok, danger of fire, risk to tke pnbiic spfety, ondtke effect on values of property in tke surrounding area. Tke Hanning Commission s*«// consider recommending approval for variances from tke literal provisions of Hte Zoning Code In Instances wkere tkeir strict enforcement would cause undue kardskfp because of circumstances unkpie to tke Individual property under consideration, and skmil recomm end approval only wken k Is demonstrated tkat suck actions will be In keeping witk tke sphk and Intent ^ tke Orono Zoning Code. Staff finds there may be hardships that warrant variance approval. The western side yard setback variance is reasonable as the Minnetonka Arts Center, which is also operating under a conditional use permit, is the adjacent use not a residential home. The side street yard setback variance may also be reasonable due the existence of Briar Street, again