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Page 6 of 10 <br /> <br />important facts that may help in addressing these factors, however, unsubstantiated opinions and <br />reactions to a request do not form a legitimate basis for a variance decision. <br /> <br />The Planning Commission may impose conditions when granting variances as long as the <br />conditions are directly related and bear a rough proportionality to the impact created by the <br />variance. For instance, if a variance is granted to exceed the front setback limit, any conditions <br />attached should presumably relate to mitigating the effect of the encroachment. <br /> <br />Variance Requirements – Section 1355.04, Subd. 4 <br /> <br />The Applicants are requesting a side yard setback for corner lots variance to demolish and <br />reconstruct a single-family dwelling on the property located at 3609 Pascal Avenue North. The <br />Planning Commission will need to make a determination utilizing the following variance findings <br />and criteria on whether there are practical difficulties with complying with the zoning regulations. <br />If the applicants do not meet all the factors of the statutory test, then a variance should not be <br />granted. Variances are only permitted when they are in harmony with the general purposes and <br />intent of the ordinance. <br /> <br />1. Purpose and Intent. The variance request shall comply with the purpose and intent of the <br />provisions of the City’s Zoning Regulations and with the policies of the City’s Comprehensive <br />Plan. <br /> <br />The Applicant is proposing to demolish the existing single-family dwelling unit and detached <br />garage and rebuild a 2,704 square foot single-family dwelling with an attached garage on the <br />Subject Property. The Subject Property is zoned R-1, Single Family Residential District and <br />it is designated for Low Density Residential in the 2040 Comprehensive Land Use Plan. The <br />proposed use of the Subject Property and the variance request comply with the purpose and <br />intent of the provisions of the City’s Zoning Regulations and the policies of the City’s <br />Comprehensive Plan. <br /> <br />2. Practical Difficulties. The Applicant for a variance shall establish that there are practical <br />difficulties in complying with the provisions of the Arden Hills Zoning Regulations. The term <br />“Practical Difficulties” as used in the granting of a variance means: <br /> <br />a. Reasonable Use. The property owner proposes to use the property in a reasonable manner <br />not permitted by the Zoning Ordinance. <br /> <br />According to the Applicant, the property cannot be reasonably used to construct a standard <br />single-family home consistent with others in the area without the requested variance for <br />the side yard setback for corner lots. The Applicant states that the current building <br />envelope and the existing driveway configuration prevent reasonable and effective <br />residential use under the Zoning Ordinance. <br /> <br />b. Unique Circumstances. The plight of the property owner is due to circumstances unique to <br />the property not created by the landowner. <br /> <br />According to the Applicant’s written narrative, the corner lot configuration, the property’s <br />proximity to County Road E, and the required side yard setback for a corner lot are unique <br />challenges not created by the landowner. The current location of the driveway presents