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_____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for April 9, 2025 P:\Planning\Planning Cases\2025\PC 25-001, 1126 Benton Way - CUP Page 7 of 14 relevant state law. Neighborhood opinion alone is not a valid basis for granting or denying a 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. 2. Variance Requirements – Section 1355.04, Subd. 4 The Applicant requests a variance to construct a principal structure addition to the southwest elevation of their existing principal structure that would exceed the maximum structure coverage of 25 percent and increase the existing structure coverage from 26.9 percent to 27.3 percent in the R-3, Townhouse and Low-density Multiple Dwelling District. In 2009, the Subject Property was approved for a structure coverage variance at 26 percent and today the existing structure coverage is 26.9 percent. 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 1126 Benton Way is for a principal structure addition. The Subject Property is zoned R-3, Townhouse and Low-density Multiple Dwelling District and is guided as Low Density Residential on the Land Use Plan. 1126 Benton Way was developed as part of the Hunters Park neighborhood PUD. 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 principal structure addition would address a temperature control problem within the dwelling. Fluctuations in temperature and humidity have resulted in damage to the Applicant’s property and the issue has not been addressed through other measures to maintain a consistent climate within the dwelling.