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2. The condition or conditions upon which the request is based are unique and not generally applicable to other property; . 3. The granting of a variance will not be substantially detrimental to the public welfare and is in accord with the purpose and intent of this [Chapter 11 of the City Code of Ordinance] chapter, the zoning ordinance and comprehensive plan. Findings: Staff has reviewed the variance criteria and offers the following findings: 1. The hardship is based on an inconvenience. The property currently has reasonable use and can accommodate a single-family dwelling that is comparable to others in the neighborhood and meets all requirements of the R-2 Zone without the need for a varIance. 2. The conditions on the property are generally not unique. Most residential properties in the neighborhood and throughout the City are already subdivided to their smallest possible size under the current Ordinance. While a corner lot does require ten more feet in width than interior lots, that regulation is applied to other corner properties as well. 3. While this subdivision may not be directly detrimental to the public welfare or adjacent lots, allowing the creation of new, non-conforming lot is contradictory to the Zoning Ordinance and the Subdivision Ordinance when there is currently reasonable use of the property. Two-Familv Structures in the R-2 Zoue . In the letter of explanation from the applicant, there is a reference to constructing twin homes or a two-family unit on the lot. Two-family dwellings are allowed by Special Use Permit in the R-2 Zone. The minimum lot width would be 120 feet, and the minimum lot size would be 16,000 square feet (minimum 8,000 square feet per dwelling unit). While the lot does appear to have the proper dimensions for a two-family unit dwelling, that type of proposal would be evaluated through the special use permitting process. Section 8.D.3.b of the Arden Hills Zoning Ordinance lists the criteria for evaluating a Special Use Permit (SUP). When evaluating a SUP, the Planning Commission and City Council would need to consider the effect of the proposed use upon the health, safety, convenience and general welfare of the owners and occupants of the surrounding land and the community as a whole. The evaluation criteria are based on, though not exclusively, on the following factors: 1. Existing and anticipated traffic and parking conditions; 2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics; 3. Drainage; 4. Population density; City of Arden Hills Planning CommIssion Meetingfor March I, 2006 . \\Metro-inet.us\ardenhflls\Planning\Planning Cases\2006\06-005 KOloski minor subdivision and variance fPENDING)\021606 - PC Report- Koloski Minor Subdivision & Variance. doc Page 5 01'7