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City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-010 - 3246 New Brighton Road - Preliminary Plat & Variance\Memos_Reports_17-010\PC Report_(5- 3-17)_17-010.docx Page 7 of 11 1. Purpose and Intent. The Variance request shall comply with the purpose and intent of the provisions of City's Zoning Regulations and with the policies of the City's Comprehensive Plan. The Comprehensive Plan states that one and one-half to three units per acre is allowed in the Very Low Density Residential land use district. The proposed density of the subdivision is 2.60 units per net acre. Should the Comprehensive Plan be amended to Very Low Density Residential, then this criterion would be met. Require the Comprehensive Plan Amendment. 2. Practical Difficulties. The applicant for a Variance shall establish that there are practical difficulties in complying with the provisions of the Arden Hills Zoning Regulations. The following criteria apply to this application: a) Reasonable Use. The property owner proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance. A single family home with allowed accessory structure can be constructed on an 81.75 foot wide lot and would be a reasonable use of the property. Criterion met. b) Unique Circumstances. The plight of property owner is due to circumstances unique to the property not created by the landowner. The property has been used as a fire station for decades and it is assumed that forethought into the eventual redevelopment of the property into residential lots did not occur. Criterion met. c) Character of Neighborhood. The variance, if granted, will not alter the essential character of the neighborhood. There are a number of lots within this block that have lot widths less than the required 85 feet, but the majority of the lots on this block are 85 feet wide or greater. Planning Commission determination needed. d) Economic Consideration. Economic consideration alone does not constitute a practical difficulty. The practical difficulty could be the difficulty of converting a property designed as a fire station into a residential subdivision. Planning Commission determination needed. e) Access to Sunlight. Inadequate access to direct sunlight for solar energy systems shall be considered a practical difficulty. The lots face southwest and have adequate access to sunlight. Not Applicable. Additional Review Building Official and Fire Marshal The Building Official has reviewed the application and does not have any objections to the proposed project. Since this is a property owned by the Fire Department, the Fire Marshal is recusing himself from commenting on the proposed project. All final plans will be subject to the Building Official and Fire Marshal’s approval prior to the issuance of any permits.