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Page 10 of 14 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. Variance Requirements – Section 1355.04, Subd. 4 The Applicants are requesting variances for lot area, lot depth, building area elevation, front yard and rear yard setbacks, shore impact zone, impervious surface coverage, structure coverage, and floor area ratio to demolish and reconstruct a single-family dwelling on the property located at 1622 Lake Johanna Blvd and 1624 Lake Johanna Blvd. 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 variances for lot dimensions, building area elevation, front yard and rear yard setbacks, building in the shore impact zone, lot coverage, and floor area ratio are requested in order to construct a new single-family dwelling. The subject property’s existing use is as a single- family dwelling and the property is zoned R-1, single-family family residential zoning district. The property is guided for low density residential use in the Comprehensive Plan. The proposed single-family residential dwelling land use would comply with the purpose and intent of the Zoning Regulations and the 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 not permitted by the Zoning Ordinance. The proposed use for the property is as a single-family dwelling, which is its current use. The Applicant notes that the lot size does not allow for the construction of a new single- family dwelling as permitted by the Zoning Ordinance. Variances are requested to allow for the new construction of a single-family dwelling on the property. b. Unique Circumstances. The plight of the property owner is due to circumstances unique to the property not created by the landowner. The Subject Property was developed before the current property owner’s ownership and the substandard lot area and dimensions are existing nonconformities. These nonconformities are unique to the property and not created by the landowner.