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Mounds View Animal Hospital July 18,2001 Page 3 size,shape,and street orientation make this property different than others in the same zoning • district. Nearly all properties in B-2 zoning districts are able to comply with the setback requirements established in the City Code. e. That the variance requested is the minimum variance which would alleviate the hardship.Economic conditions alone shall not be considered a hardship. This is the minimum variance that would alleviate the hardship given other requirements that the applicant must adhere to, such as the number of required parking spaces and the minimum required driveway width. f. The variance would not be materially detrimental to the purpose of this Title or to other property in the same zone. The City Code states that there must be "demonstrated substantial hardship or practical difficulties associated with the property..." to warrant consideration of a variance. Those conditions exist in this case and therefore would not be detrimental to the purpose of the Code. g. The proposed variance will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. The proposed variance would not result in any of the above-cited adverse effects.In addition to the setback from property lines,there is additional open space in the right of way between the property line and the actual pavement of the adjacent roadways, which will act as an additional buffer. RECOMMENDATION FOR VARIANCE REQUEST Based on staff's review of the request and the code requirements, it appears that there is sufficient unique hardship and practical difficulties associated with this property to warrant approval of the requested variance.The property,given its shape,size,and street orientation,maybe undevelopable without a variance from the setback requirement.Staff has prepared Resolution No.665-01 which is a resolution approving the requested variance.The Planning Commission may act on this resolution if they feel that the seven criteria have been satisfied. If the Planning Commission feels that the seven criteria have not been satisfied,they should direct staff to draft the appropriate resolution to be acted on at the next regularly scheduled meeting on August 1, 2001. Conditional Use Permit Request • According to the City Code,animal clinics are allowed in B-2 zoning districts as a conditional use. The Code also states that the Planning Commission is required to consider the possible adverse