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does not building height for 5.6 Industrial variances are reviewed differently than residential variances. Specifically, industrial variances, such as the roof height variance being sought, typically have a limited impact on adjacent properties. The also do not have minimum lot coverage requirements. However, a residential height variance whether to the principal structure or an accessory building would typically pose a concern to an adjacent property owner and would create greater impacts and consequences to the neighborhood. 5.7 In review of the applicant's proposal, staff has concluded that without a variance in roof height Hood Packaging would be unable (or at a minimum be limited in their ability) to remain competitive. The inability to manufacture product more effectively and efficiently can impact revenue, jobs and property value. 5.5 Section 1013.02 states: \Vhere there are practical difficulties or unusual hardships in the way of carrying out the strict letter of the provisions of this code, the city council shall have the power, in a specifIc case and after notice and public hearings, to vary any such provision in harmony with the general purpose and intent thereof and may impose such additional conditions as it considers necessary so that the public health, safety, and general welfare may be secured and substantial justice done. 5.6 State Statute 462.357, subd. 6 (2) provides authority for the city to "hear requests for variances from the literal provisions of the ordinance in instances where their strict enforcement would cause undue hardship because of circumstances unique to the individual property under consideration, and to grant such variances only when it is demonstrated that such actions will be in keeping with the spirit and intent of the ordinance. "Undue hardship" as used in connection with the granting of a variance means the property in question cannot be put to a reasonable use if used under conditions allowed by the official controls, the plight of the landowner is due to circumstances unique to the property not created by the landowner, and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone shall not constitute an undue hardship if reasonable use for the property exists under the terms of the ordinance....The board or governing body as the case may be may impose conditions in the granting of variances to insure compliance and to protect" 5.7 Staff analysis of undue hardship factors is as follows: A. The property in question cannot be put to a reasonable use if used under conditions allowed by the official controls: Hood Packaging is a viable manufacture of plastic film and desires to remain competitive. They seek to install a plastic film extruder that is approximately 58 feet in height, requiring their existing building roof to be increased from 40 feet to 60 feet. The PF3547 ReA 022304 - Page 3 of 5