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1 <br />2 <br />� <br />6 <br />� <br />9 <br />io <br />11 <br />i2 <br />13 <br />14 <br />is <br />16 <br />17 <br />Three elements of hardship were described: reasonable use, unique <br />circumstances, and essential character. Bradley's reasonable use is a Cub Store. <br />Securing an anchor in southeast corner is a key element of reasonable use. It is a <br />permitted use. <br />Ms. Fisher addressed the unique circumstances, something different about the <br />subject property such as: <br />1 <br />2 <br />3 <br />4 <br />5. <br />6. <br />Har Mar is unusually configured; <br />Orientation to streets, surrounding property development; <br />Green space buffers in existence; <br />1987 Phase II was approved, 1995 Home Place expansion <br />approved; <br />Vacancy of Mall Theatres long term viability; <br />Har Mar is an aging mall which may lost the market. <br />�8 Tim Prinzen presented the "undue hardships". He noted Har Mar is very unique — <br />i9 experts asked why Har Mar was built the way it was. The 54,000 s.f. Home Place <br />2o site is unique — 70 possible tenants have been reviewed. These tenants would <br />2i split the space. He showed illustration of possible tenant arrangements. <br />22 <br />23 <br />24 <br />25 <br />26 <br />2� <br />2g <br />29 <br />30 <br />31 <br />32 <br />33 <br />34 <br />35 <br />36 <br />37 <br />38 <br />39 <br />40 <br />41 <br />42 <br />43 <br />44 <br />45 <br />Linda Fisher and Tim Prinzen described alternative design possibilities that are <br />not practical for Cub or Bradley. <br />Linda Fisher described the essential character of the neighborhood that means to <br />protect from radical change in the neighborhood including the following changes: <br />L Improvements to ponding and drainage; <br />2. New fences and screening; <br />3. Noise reductions with new HVAC; <br />4. Snowmanagement; <br />5. Parking improvements; <br />6. No access to neighborhood; <br />7. Traffic circulation and safety improvements; <br />8. No detriment to traffic peak hour movement; <br />9. Adequate parking; <br />10. Management, security, clean up of site; <br />11. Property value will not be negatively impacted; <br />12. New jobs (250), new grocery, bank, bakery, florist. <br />Chair Klausing asked about "undue hardship" finding and definition of hardship. <br />Chair Klausing asked if no Cub approval, are there no reasonable uses for the <br />site? Tim Prinzen explained the difficult details of leasing the site. When a <br />Planning Commission Minutes, March 8, 2000 Page3 of 10 <br />