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Hardcover Variance F ILE# 15-3748 15 June 2015 Page 3 of 4 The existing improvements exceed allowable limits for both the structure and hardcover. The proposed improvements reduce the hardcover by over 350 s.f., and increase the structural coverage by a marginal amount. Side yard setbacks. Maintaining the required 30' side yard setbacks renders the property unbuildable . The proposed improvements center the garage on the lot, and move the living portion of the house marginally closer (2 inches) to the north neighbor. Pertinent Authority In reviewing applications for variance, the Planning Commission shall consider the effect of the proposed variance upon the health, safety and welfare of the community, existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, and the effect on values of property in the surrounding area. The Planning Commission shall consider recommending approval for variances from the literal provisions of the Zoning Code in instances where their strict enforcement would cause practical difficulties because of circumstances unique to the individual property under consideration, and shall recommend approval only when it is demonstrated that such actions will be in keeping with the spirit and intent of the Orono Zoning Code. Economic considerations alone do not constitute practical difficulties. Practical difficulties also include but are not limited to inadequate access to direct sunlight for solar energy systems. Variances shall be granted for earth-sheltered construction as defined in Minn. Stat. § 216C.06, subd . 2, when in harmony with this chapter. The board or the council may not permit as a variance any use that is not permitted under this chapter for property in the zone where the affected person's land is located. The board or council may permit as a variance the temporary use of a one-family dwelling as a two-family dwelling. According to MN §462.537 Subd. 6(2) variances shall only be permitted when: 1. The variance is in harmony with the general intent and purpose of the Ordinance . 2. The variance is consistent with the comprehensive plan. 3. The applicant establishes that there are practical difficulties a. The property owner proposes to use the property in a reasonable manner not permitted by the official controls; b. There are circumstances unique to the property not created by the landowner; and c. The variance will not alter the essential character of the locality. Additionally City Code 78-123 provides additional parameters within which a var iance may be granted as follows: 4. The specia l conditions applying to the structure or land in question are peculiar to such property or immediately adjoining property. 5. The conditions do not apply generally to other land or structures in the district in which the land is located. 6. The granting of th e application is nece ssary for the preservation and enjoyment of a substantial property right of the applicant. 7. The granting of th e proposed variance will not in any way impair hea lth, safety, comfort or morals, or in any other respect be contrary to the intent of this chapter. 8. Th e granting of such variance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable difficulty.