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According to the Applicant, the existing neighborhood has homes and lots various sizes. The adjacent homes and surrounding area will be improves with the new single family homes that blend into the neighborhood. 3. Economic Consideration. Economic consideration alone does not constitute a practical difficulty. According to the Applicant 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 for preliminary plat and variance at the Subject Property 3246 New Brighton Road. 2. The property at 3246 New Brighton Road is located in the R-2 — Single and Two-Family Residential Zoning District and is guided as very low density on the Land Use plan. 3. The subject property is currently comprised of the former Lake Johanna Fire Station 1 building, a detached garage, and parking areas. 4. The subject property is 3.12 Acres. 5. The applicant has requested a Preliminary Plat in order to subdivide the property into four (4) single-family residential lots. 6. The adjacent properties to the north, east, west and south are zoned R-2 District and are guided for Low Density Residential uses in the Arden Hills 2040 Comprehensive Plan 7. A single-family detached dwelling is a permitted use for the lots in the R-2 district where the Subject Property is located. 8. The applicant has requested a variance from Section 1130.07, Subd. 2 of the City Code, to allow a lot width of 81.75 feet, or 3.25 feet less than the minimum 85-foot requirement for the R-2 District. 9. Approximately one-third of the properties within this block that have lot widths less than the required 85 feet for the R-2 District. While, the majority of the lots on this block are 85 feet wide or greater, few have the depth or area of the four lots proposed in the redevelopment. 10. The proposed preliminary plat meets the other Minimum Subdivision Design requirements included in Section 1130 of the City Code. 11. The proposed preliminary plat meets or will be required to meet the Required Improvements for subdivisions included in Section 1140 of the City Code. 12. The proposed development requires public use dedication, as required in Section 1130.08 of the City Code. 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 9 of 12