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c. The proposal puts the subject property to use in a reasonable manner. As stated in the 90 comment section, the Planning Division believes that any redevelopment proposal on this 91 property would trigger a variety of variances given the unique shape and easements of the 92 eastern side of the property. Given this uniqueness, the Planning Division agrees that the 93 proposed design makes reasonable use of the subject property. The design advances 94 many of the Design Standards listed in §1005.02 and 1005.04 and seeks relief from those 95 standards that are difficult to achieve given the unique lot shape along the eastern lot line 96 and the type of use proposed. Additionally, the proposed use will be such that customers 97 will have scheduled appointments, which allows the applicant to control the demand for 98 parking spaces needed versus the number required. With 14 possible treatment rooms (7 99 exam rooms, 4 surgery rooms, and 3 treatment rooms) and staffing of 18-20 during peak- 100 hour activities, the 46 parking space proposal is deemed adequate. 101 d. There are unique circumstances to the property which were not created by the 102 landowner.Planning Division staff believes that the unique circumstances that justify the 103 approval of the requested variances in this case are multiple: first, the parcel’s angular 104 eastern property line creates a challenges in building design in order to achieve 105 placement requirements; second, redevelopment can be challenging, even with a vacant 106 lot, and it becomes more challenging when the property is faced with preexisting 107 constraints; lastly, since it is the only Roseville commercial property in the given area, 108 varying from the Design Standards will not make the project incompatible with other 109 commercial properties, which would be a concern in most other parts of the City. 110 e. The variance, if granted, will not alter the essential character of the locality. Strict 111 compliance with the Design Standards contained within §1005.02 and 1005.04 is of the 112 utmost importance to the Planning Division. However, when such requirements impinge 113 on quality site and building design due to a unique or challenging lot features, and strict 114 compliance could sacrifice efficient use and design of the building and property, the 115 Planning Division concludes that such granting of variances would not alter the essential 116 character of the locality. The property addresses design standards in a reasonable and 117 practical manner, which does not sacrifice the public realm or the essential character of 118 the neighborhood design, which the City is striving for in its Zoning Code. Additionally, 119 a reduction in parking from a required 61 spaces to 46 or fewer, better addresses the 120 parking demand for the use and the nature of the use allows the business to control 121 demand through scheduling activities. This reduction will not alter the essential 122 character of the locality and furthers the goal of not constructing unnecessary impervious 123 area requiring additional storm water management. The project is required to meet buffer 124 screening requirements and CPAH is currently working with the adjacent property owner 125 to the north on a screening plan. 126 Section 1009.04 (Variances) of the City Code explains that the purpose of a variance is “to 127 permit adjustment to the zoning regulations where there are practical difficulties applying to a 128 parcel of land or building that prevent the property from being used to the extent intended by the 129 zoning.” The proposal appears to compare favorably with all of the above requirements essential 130 for approving variances. 131 PF16-005_RVBA_030216 Page 4 of 5