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Minnesota Statutes 462.357, Subd. 6 SITE CHARACTERISTICS Location: 706 2nd AVE NW Lot Size: 9,900 SF (0.23 Acres) Topography: Variances—climbs to the north then slopes down Comprehensive Plan Designation: LDR—Low Density Residential Zoning: R-1A, Single Family Residential Surrounding Land Uses: North: single family homes South: 7th ST NW—single family homes East: 2nd AVE NW—single family homes West: single family homes VARIANCE ANALYSIS The applicant is requesting a Variance to permit construction of an 18' x 20' addition to the west side of the existing home. The existing home and detached garage are setback 5'-6' from 7th ST NW, where a 30' setback is normally required. The applicant proposes to locate the addition in line with the existing home. This results in the addition having a 5'-6' setback to 7th ST NW when 30' is normally required. Additionally, the applicant wishes to construct a deck on the north side of the home and addition. This will require a variance to the 30' front yard setback at 2nd AVE NW. The existing home is setback 20' with the proposed deck at the same setback. Zoning Code Section 8-210 states "The City Council shall have the power to grant variances from the literal provisions of the City's Zoning Code as authorized by Minnesota Statues, Section 462.357, Subd. 6." Staff provided the statute referenced as an attachment to this report. Based on language in the statute, the following criteria shall be considered when reviewing a request (staff responses in italics): 1) Practical difficulties This criterion is likely met. The applicant cannot add onto the home within setback because the entire existing home is outside the required 30' setback to 714 ST NW. The only way to add additional square footage on this property would be to tear down the existing home and build new in a location slightly more northwest of the existing home. To move the proposed deck to meet the 30' setback to 2nd AVE NW, the deck may only be accessible from the bedrooms. 2) Reasonable use This criterion is likely met. The existing home is one-bedroom and 480 SF. The applicant intends to add 360 SF to the home, including a bedroom. Staff finds that a one-story, 840 SF home is not unreasonable when located on a 9,900 SF lot. 3) Applying to property This criterion is likely met. While the major difficulty in adding onto this home in a conforming manner is the location of the existing home, it is also reasonable to consider the existing topography as a practical difficulty applying to the property. From the existing home, the properly rises north to a retaining wall that runs nearly 70' in length. On the north side of the wall, the property drops, then slopes west. This retaining wall is quite old and may even pre-date the 1938 age home. Even if a reasonable solution were to tear down