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City of Arden Hills Planning Commission Meeting for December 4th, 2019 P:\Planning\Planning Cases\2019\19-015 - 3244 Sandeen Road\Memos Reports Page 5 of 6 3.Economic Consideration. Economic consideration alone does not constitute a practical difficulty. The proposed variance is not based on economic consideration. 4.Access to Sunlight. Inadequate access to direct sunlight for solar energy systems shall be considered a practical difficulty. A solar energy system is not proposed. Findings of Fact The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following findings for consideration: General Findings: 1.City Staff received a land use application for a request to build a new single family dwelling at the Subject Property 3244 Sandeen Road. 2.Single-family detached dwelling is a permitted use in the R-2 district. 3.The Subject Property is currently a vacant lot in the R-2. 4.The Subject Property is non-conforming with the R-2 districts standards for minimum lot width and area requirements. 5.The subject parcel is encumbered by a bluff and a 20 foot bluff impact zone. 6.The proposed development of the subject parcel would conform to all other requirements and standards of the R-2 district and Shoreland Management Regulations. 7. The proposed development would not encroach on the bluff or any flood plains, wetlands, or easements. 8.A variance may be granted if enforcement of a provision in the zoning ordinance would cause the landowner practical difficulties. 9.Variances are only permitted when they are in harmony with the general purposes and intent of the ordinance. Options and Motion Language Staff has provided the following options and motion language for this case. The Planning Commission should consider providing additional findings of fact as part of the motion to support their recommendation for approval or denial. •Recommend Approval with Conditions: Motion to recommend approval of Planning Case 19-015 for a Variance at 3244 Sandeen Road, based on the findings of fact and the submitted plans, as amended by the conditions below: 1. A Building Permit shall be issued prior to commencement of construction. 2.The proposed building shall conform to all other standards and regulations in the City Code.