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e e e Memo to Planning Commission Planning Case #02-05: Guidant Site Plan Review / Variance Request March 28, 2002 Page 9 of II Given the mitigating circumstances associated with the proposal, and since many of the properties have been under different ownership over the years, it is difficult to ascertain whether the need for a variance was created by the property owner. 5. Whether granting the variance will alter the essential character of the neighborhood. It is not expected that this will alter the essential character of the neighborhood. Since the expansion is largely internal to the campus, it is not expected to have an adverse impact on neighboring properties. Height Variance Criteria A variance to the 35 foot height limitation may be granted in accordance with Section VI, 3, C of the Zoning Ordinance: "Variances for Certain Structures. Any structure, other than as noted above, that is proposed to exceed the maximum height imposed by provisions of this ordinance may be permitted by a variance, provided it is determined that: (1) Adequate fire protection and other safety features are provided. (2) The height and bulk of the structure will not destroy a scenic or other appropriate view, nor will it shut off light and air from surrounding properties, or otherwise be detrimental to the public welfare. (3) The proposed structure will not exceed afloor area ratio of 0.5. (4) The proposed structure will have setbacks equal to or greater than the height. and the distance between any two (2) principal buildings must be no less than one-half (112) the sum of the heights of the two (2) structures." From staff's perspective, the proposed building expansion would seemingly be in compliance with criteria 1-3. It does meet the fourth requirement for all setbacks with the exception of the front yard setback to Femwood Avenue. This setback is also the subject of a variance request. Deadline for Al!encv Actions The City of Arden Hills received the completed application for this request on March 5, 2002. Pursuant to Minnesota State Statue, the City must act on this request by May 3,2002 (60 days) unless the City provides the petitioner with written reasons for an additional 60 day review period. The City may, with the petitioners consent, extend the review period beyond the 120 days.