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5. Visual and land use compatibility with uses and structures on surrounding land; adjoining land values; . 6, Park dedications where applicable, and the 7. Orderly development of the neighborhood and the City within the general purpose and intent of this ordinance and the Comprehensive Development Plan for the City. In order to approve a special use permit for a two- family dwelling, the Planning Commission and City Council would need to make a finding as to whether or not the proposed use would adversely affect the surrounding neighborhood and larger community as per the aforementioned factors. It should be noted that the applicant has not submitted an application for a two-family structure. A full evaluation of this potential use would be needed before making any determination as to its appropriateness on this property. Staff Recommendation In Planning Case #06-005, Staff reluctantly recommends denial of the Variance and Minor Subdivision due to the lack of hardship and subsequent inability to create two conforming lots. The property does not have any unique circumstances that warrant a variance from the subdivision ordinance and reasonable use exists in its current state. While the four foot difference in lot width in this particular case is unlikely to produce a significant negative affect on the adjacent properties or the City as a whole, Staff is concerned that allowing the creation of . a new non-conforming lot would set poor precedent for future minor subdivision applications. If the Planning Commission does recommend approval, specific findings supporting the approval should be referenced. Staff proposes the following conditions if approval is recommended; 1. The applicant shall file the minor subdivision with Ramsey County Records and Revenue and shall provide the City with a recorded copy within sixty days of the final approval date. 2. If not provided in the original plat, the applicant shall inelude a 12 foot drainage and utility easement centered on common lot lines, and a 12 foot drainage and utility easement along the right-of-way. 3. The applicant shall pay a park dedication fee as determined by the City Council. 4. All existing non-conforming structures shall be removed before any building permits are issued. 5. Any extension of City services for the new lot shall be subject to approval by the City Engineer and all associated costs shall be the responsibility of the applicant. 6. The applicant shall comply with applicable provisions of the City Code and related ordinances. City of Arden Hills Planning Commission Meetingfor March 1,2006 \'iMelro-inet.us1ardenhillsIPlanninglPlanning Cases\2006106-0()5 Koloski minor subdivision and variance (PEND/NG) \021606 _ PC Report- . Koloski Minor Su.bdivision & Variance. doc Page 6 of 7