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Snyders Report to the PC April 20, 2005 Page 6 e. That the variance requested is the minimum variance which would alleviate the hardship. Economic conditions alone shall not be considered a hardship. The five-foot front setback results in a 25-foot variance from what is required by the Zoning Code. While 25 feet represents a large variance in terms of percentage, it is the minimum necessary to allow for sufficient parking with a 24-foot drive aisle. The proposed zero-foot setback is the minimum necessary to allow for adequate drive aisle and employee parking on the east side. This is not the only option to resolve the setback issue however, as there is land potentially available to the east that could be acquired to meet the minimum setback without any variance. It is not known however if the property owner would sell or at what price. f. The variance would not be materially detrimental to the purpose of this Title or to other property in the same zone. One of the prevailing goals of the zoning code is to promote positive development and redevelopment within the community. Granting a variance to allow for the utilization of the front and side setback would open the door to a positive redevelopment at this important corner in the City’s commercial corridor, eliminating a potentially hazardous land use feet from the City’s water supply. 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. Variance Summary: The variances requested by Snyders satisfy the hardship criteria as outlined in Section 1125.02 of the Mounds View Zoning Code. Recommendation: Staff recommends approval of the attached resolution 792-05 which approves a variance for reduced parking lot setbacks of five feet along the north, south and west property lines and zero feet along the east property line, and recommends approval of a development review for the proposed 7,945 square foot single story retail building at 2525 County Road 10, with stipulations. _____________________________________ James Ericson Community Development Director