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the task in considering a variance request is limited to evaluating how the variance application meets the statutory practical difficulties factors. Residents can often provide important facts that may help in addressing these factors, however, unsubstantiated opinions and reactions to a request do not form a legitimate basis for a variance decision. The Planning Commission may impose conditions when granting variances as long as the conditions are directly related and bear a rough proportionality to the impact created by the variance.For instance,if a variance is granted to the lot width requirement, any conditions attached should presumably relate to mitigating the effect of the variance. 4. Variance Requirements—Section 1355.04, SubtL 4 The Applicant requests a variance to the minimum lot width. The Planning Commission will need to make a determination utilizing the following variance findings and criteria on whether there are practical difficulties with complying with the zoning regulations. If the applicant does not meet all the factors of the statutory test,then a variance should not be granted. Variances are only permitted when they are in harmony with the general purposes and intent of the ordinance. 1. Purpose and Intent. The variance request shall comply with the purpose and intent of the provisions of the City's Zoning Regulations and with the policies of the City's Comprehensive Plan. The variance request for 3246 New Brighton Road would comply with the purpose and intent of the R-2 Zoning District and with the policies within the City's Comprehensive Plan. 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 term "Practical Difficulties" as used in the granting of a variance means: a. Reasonable Use. The property owner proposes to use the property in a reasonable manner permitted by the Zoning Ordinance. Using the four lots for single family homes is a reasonable use of the Subject Property in the R-2 Zoning District. b. Unique Circumstances. The plight of the property owner is due to circumstances unique to the property not created by the landowner. The Applicant cites existing fire station served the city very well and now is not in use and is a challenge to incorporate into the desired residential setting. Removal of the unattractive and un-kept buildings is a necessary. In addition, a unique circumstance is existing pond as it restricts the buildable area. c. Character of Neighborhood. The variance, if granted, will not alter the essential character of the neighborhood. City ofArden Hills Planning Commission Meeting for June 3, 2020 P:\Planning\Planning Cases\2020\20-003 3246 New Brighton Road Ecko Estates-VAR,PP\Memos Reports Page 8 of 12