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Xcel Energy Variance and CUP Amendment 2021 Page 3 (1) Law. The variance as requested is permissible by law. The proposed variance is permissible by law. (2) Practical Difficulties. The applicant for a variance shall establish that there are practical difficulties in complying with the provisions of the zoning regulations. The term "Practical Difficulties" as used in the granting of a variance means: a. Reasonable Use. The property owner proposes to use the property in a reasonable manner not permitted by the zoning ordinance and, By adding to the existing training facilities, the applicant is proposing to use the property in a reasonable manner. The additional facilities will not drastically alter the use or intensity of the site and the site will remain a utility training facility. Additionally, the proposed transmission lines are not unlike existing, operable utility poles located throughout the City. It is in staff s opinion that it is reasonable to request that the training transmission line be of similar height to existing live operational utility poles in order to ensure adequate training practices. b. Unique Circumstances. The plight of property owner is due to circumstances unique to the property not created by the landowner and; The property is uniquely shaped and is surrounded by mature wooded areas to the west and south, effectively screening the existing training facilities from adjacent land uses, specifically the residential uses to the south. Additionally, the proposed transmission line consists of utility poles that are similar to existing live operational utility poles that are of similar heights. c. Character ofNei,-hborhood. The variance, if granted, will not alter the essential character of the neighborhood. The property is zoned Business Park and is surrounded by other, existing business park uses. Additionally, the property is buffered and screened from adjacent residential developments by existing wooded areas and wetlands and will not alter the character of the neighborhood. The additional training facilities will not drastically change the appearance of the site. It is in staffs opinion that it is reasonable for the applicant to request training facilities that are similar to existing live operational utility poles to ensure adequate training opportunities. The proposed transmission line will not noticeably alter the character of the neighborhood as they will be located behind the principal building and are not structures occupying a large footprint. Additionally, utility poles are common throughout the City. (3) Spirit and Intent. The granting of the variance would be in keeping with the spirit and intent of this chapter and with the policies of the City's Comprehensive Plan. The spirit and intent of the ordinance is to allow the training center on site.