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Randy Nelson, et al., Respondents, vs. Wilson Townshop Board of Adjustments, et al... (2002) page 2 FACTS • Appellant Dean Morgan agreed to bu ,and Thomas Holma a eed to sell 2 Y y gr , 1 acres of land zoned "Agricultural-Natural Resource" (ANR). The purchase agreement was contingent on Morgan receiving a variance to allow the division of the property into three building sites. Morgan and Holmay jointly applied to the Wilson Township Board of Adjustment for a variance from Wilson Township Zoning, Planning, and Building Ordinance § 603.2(13) (1996), which provides that no more than a single "one (1) family or a single two (2) family non-farm dwelling[ ] * * * shall be allowed per quarter-quarter section of land (approximately 40 acres) * * * ." Morgan and Holmay sought a variance to allow construction of three non-farm dwellings after dividing the land into two five- acre parcels and one 11-acre parcel. After public hearings, the board granted the variance. Respondents challenged the grant of a variance in the district court. After a hearing, the district court issued an order "vacating and annulling" the grant of the • variance, concluding that (1) there were no exceptional circumstances that make the land unsuitable for permitted uses and (2) the board's "[f]ailure to consider a single dwelling as a `reasonable use' * * * prevents a reasonable determination that a `hardship' warrants a variance * * * ." This appeal follows. DECISION Appellate review of zoning decisions is limited to determining whether the local zoning authority's action was reasonable. Honn v. City of Coon Rapids, 313 N.W.2d 409, 416-17 (Minn. 1981). This court will set aside the local authority's decision if the decision is unreasonable, and reasonableness is measured by the standards set out in the zoning ordinance. Rowell v. Bd. ofAdjustment, 446 N.W.2d 917, 921 (Minn. App. 1989), review denied (Minn. Dec. 15, 1989). We make an independent examination of the local authority's record and decision, without deference to the district court's review of the same record. City of Barnum v. County of Carlton, 394 N.W.2d 246, 248 (Minn. App. 1986), review denied (Minn. Dec. 17, 1986). We examine the local authority's decision to determine whether it was arbitrary or capricious or whether the reasons given for the