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Page 10 of 14 variance request. While the Planning Commission may feel their decision should reflect the overall will of the residents, 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 exceed the front setback limit, any conditions attached should presumably relate to mitigating the effect of the encroachment. 5. Variance Requirements – Section 1355.04, Subd. 4 The Applicant requests a variance to decrease the minimum required lot width, lot depth, and rear yard setback of the Subject Property. 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 1174 Edgewater Avenue is for flexibility in requirements of minimum lot width, lot depth, and rear yard setbacks. The Subject Property is zoned R-2, Single and Two-Family Residential District and is guided as Low Density Residential (LDR) in the 2040 Land Use 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 not permitted by the Zoning Ordinance. According to the Applicant, the proposed use for this line is consistent with land use plans outlined in the 2040 Comprehensive Plan. b. Unique Circumstances. The plight of the property owner is due to circumstances unique to the property not created by the landowner. According to the Applicant, the Subject Property includes unique circumstances due to its nontraditional shape. To construct a home on both subdivided lots that each meet setback requirements, the Applicant must seek these variances. c. Character of Neighborhood. The variance, if granted, will not alter the essential character of the neighborhood.