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2 <br />b. That the special use will not be injurious to the use and enjoyment of other property in <br />the immediate vicinity for the purposes already permitted, nor substantially diminish and <br />impair property values within the neighborhood. <br />c. That the establishment of the special use will not impede the normal and orderly <br />development and improvement of the surrounding property for uses permitted in the <br />district. <br />d. That adequate utilities, access roads, drainage and/or necessary facilities have been or are <br />being provided. <br />e. That the special use shall in all other respects conform to the applicable regulations of the <br />district in which it is located. <br />9. The Planning Commission determined the special use permit criteria were met based on the <br />following: <br />a. The proposed improvements are consistent with the current use of the property. <br />b. The surrounding area is fully developed and the proposed improvements will not have a <br />negative impact on property values. <br />c. Adequate access, utilities, roads, and drainage are provided on site. <br />d. All other requirements of the Zoning Code are being met. <br />10.The Planning Commission considered the Variance in accordance with the following criteria <br />of Section 8-210 and Minnesota Statutes 462.357, Subd. 6: <br />a. The use is in harmony with the general purpose and intent of the Zoning Code. <br />b. The use is consistent with the Comprehensive Plan. <br />c. Practical difficulties from complying with the ordinance are demonstrated. <br />d. The plight of the landowner is due to circumstances unique to the property not created by <br />the landowner. <br />e. This use will not alter the essential character of the locality. <br />f. Economic considerations alone do not practical difficulties. <br />11.The Planning Commission found the Variance criteria to be met based on the following: <br />a. The cemetery use has existed on the property for over 100 years. <br />b. The stone cabinets, while technically considered a structure, will not have any activity <br />within them. <br />c. The stone cabinets are not much different than a larger gravestone. <br />d. The need for the variance is based more on the current layout of the property and not <br />based on economic considerations. <br />e. The use is consistent with the public-quasi public land use designation noted within the <br />Comprehensive Plan. <br /> <br />NOW THEREFORE BE IT RESOLVED, that based upon the above Findings of Fact the application <br />for a Special Use Permit (SP2016-004) and Variance (VN2016-001) are hereby recommended <br />for approval, subject to the following conditions: <br />1. The improvements shall be constructed consistent with the plans attached to the Planning <br />Report dated 9-15-2016. <br />2. The Columbaria shall be phased in, with the three most easterly cabinets to be <br />constructed first. The remaining cabinets to be installed at a future date based upon