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showing that the property owner would like to use their property in a reasonable manner that is prohibited by ordinance. Id; see also Sagstetter v. City of Saint Paul, 529 N.W.2d 488, 492 (Minn. App. 1995) (applying reasonable use standard). Rowell makes clear that the three statutory requirements for granting a variance under the undue hardship standard are (1) reasonableness, (2) unique circumstances and (3) essential character of the locality. Rowell, 446 N.W.2d at 922. First, we must evaluate the reasonableness of the requested variances against the fact that the city previously granted the Perkins a number of variances in 1989. The newer variances granted in 1999 bring the property closer to compliance with the conditions allowed by the official controls. The city's findings number eight through thirteen listed the ways in which the 1999 variances vary less from code provisions than the 1989 variances. The reasonableness analysis might differ if the city had approved a request that was further from the original ordinance rather than more compliant. But here the variance request is reasonable because it is in keeping with the spirit and intent of the ordinance. See Merriam Park Community Council, Inc. v. McDonough, 297 Minn. 285, 291, 210 N.W.2d 416, 420 (1973) overruled on other grounds, Northwestern Collete v. City ofAdren Hills, 281 N.W.2d 865, 868 n.4 (Minn. 1979). Second, there is no dispute that the land has unique circumstances. The unique circumstances of the Perkins property were detailed in the city's finding number 15 and 16- -the property is located at the end of a cul -de -sac, and has a stand of trees and a significant grade change of 44 feet. This finding reasonably supports the city's conclusion that unique circumstances justify granting the variances. Appellants argue, however, that the Perkins plight is of their own making and that their purpose in requesting variances is purely to increase resale value. Appellants seemingly ignore that the Perkins already had the 1989 variances and platting, and that the requested 1999 variances were arrived at after working with city staff over a period of months. The third statutory requirement is that the variances not alter the essential character of the locality. The city's finding number fourteen was that the proposed use is in keeping with the character of the locality. Appellants, however, contend that the average lot size in the neighborhood is 1.556 acres and protest that one lot under the 1999 configuration is only .62 acres. How the one undersized lot significantly alters the essential character of the neighborhood is not entirely clear. Appellants also protest the loss of open space, but the 1999 plan preserves as much, if not more, open space than the prior 1989 plan. In sum, because the city's findings adequately addressed the three statutory requirements as described in Rowell, the statutory standard was satisfied. b. Arbitrary and Capricious Appellants further argue that the variances were granted arbitrarily and capriciously in disregard of MPCA rules and DNR requirements. But appellants can point to no governing rule or ordinance requiring MPCA or DNR approval for the issuance of variances by a municipality. The MPCA does have sewage treatment standards that have been adopted by the city, but no MPCA approval is required. Both the city and the -31-