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FILE#06-3194 <br /> May 15,2006 ' <br /> Page 4 of 5 <br /> Structural Coverage Variance � <br /> Because the lot is less than two acres oi�ly 15 percent of the lot may be covered by be <br /> covered by slzuctures. At 1590 square feet the house leaves only 30 square feet for a garage. <br /> The new garage would be 14 square feet larger than the old garage. This is a .07 percent <br /> increase in Structi.ual Coverage. <br /> � Hardcover Variance <br /> . The amount of liardcover would be reduced by removing the portion of the existing driveway <br /> within the lot and removing a sidewalk aroiuzd the side of the house. It would be increased <br /> by the new driveway, a sidewalk to the front door, a retaining wall between the driveway and <br /> the south property line and a retaining wall along the street side of the new garage. The <br /> increase in garage size is balanced by a decrease in the leiigth of the tunnel. The total <br /> hardcover associated with the garage on the lot aiid within the right of way would be reduced <br /> by about 100 square feet. <br /> Comments from Hennepin County <br /> After reviewing the plan Dave Zetterstrom of the Hennepin County Highway Department <br /> indicated the geileral concept is acceptable. He indicated tliey would not allow the retauung <br /> wall along Shadywood Road to extend into the right of way. A small amount of filling <br /> withiii the right of way so the entire wall could be elinunated was acceptable. He had the <br /> same concerns about the grade of the driveway as the City Engineer. . A permit from the <br /> Highway Departinent will be required for the work within the right of way. <br /> Hardship Statement <br /> Applicant has completed the Hardship Documentation Form attached as Exhibit B, and <br /> should be asked for additional testimony regarding the application. <br /> Hardship Analysis � <br /> In coirsideri�:g applicatio�rs for vr�riance, t/ie Plai:iri�tg Commission s/�all catsitler tJee effect of tlre,proposed <br /> variance upo�: t/re/tealt/i, safety ant!welfare of t/1e cot�rmunity, ea;istifig«i:�l ai:ticipaterl traffrc co�z�litio�rs, <br /> ligl:t m:rl air, �Im:ger of fire, risk to the public safety, «nd tlte effect on vulrtes of property iir the srrrrouudiug <br /> area. TI�e Planning Convnission s/iall consitler reco�nmerirling approval for variances from the Irteral <br /> provisions of t/re Zo�ei�:g Cotle iir instances wltere t/�eir strict enforce�nent would cause tutrlue Itardsltip <br /> becatrse of circra�tstmrces cniiqtte to the individcral properg� under conslrle�ation, a�:rl sltall reconrntend <br /> approval ar[y wlien it}s demonstrated t/rat suc% actio�:s ►vill be iir keeping witlr t/ee spirit mtd irrtent of tJte <br /> Orono Zoiiil:g Cotle. <br /> Tn similar variance requests, including those for 1966 aild 1972 Shadywood Road tlie <br /> Coinmission has allowed only a 20-foot by 20-foot garage. Because of the steps staff <br /> recominends a 24-foot wide garage be allowed, with tlze side and street setbacks beiiig <br /> increased. Staff finds the following hardships exist, which warrant approval of the setback <br /> and structure coverage variances to allow a 20 foot deep by 24 foot wide garage 8.66 feet <br /> from Slladywood Road, eight feet from the ilorth property line and 5.32 feet from the house: <br /> 1. Tlie lot is deficient 40 feet in width and has only lialf the required area. r <br /> 2. Given the location of the house, without the setback and structure coverage variances <br /> there is no place for a detached garage on the �roperty. Given the location and <br /> elevation of the house there is no feasible location for an attached garage. To not be <br />