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(3) That the establishment of the special use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district. Staff finds this criterion to be met. The proposed improvements are consistent with educational uses and all surrounding property is fully developed. The City and school partnered on a traffic study to ensure the reconstruction adequately addresses any deficiencies that may currently exist, which will equate to improvement of all uses in the surrounding area from a pedestrian, bus, and passenger-vehicle perspective. (4) That adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. Staff find this criterion to be met. Access points are being reduced, the traffic study will address bus, passenger-vehicle and pedestrian traffic, adequate utilities are already provided, and the plans are adequately engineered to address drainage/storm water requirements. (5) That the special use shall in all other respects conform to the applicable regulations of the district in which it is located. With the exception of the Variance analysis below, staff has provided a full analysis of all applicable regulations and find the proposed plans are in compliance. In summary, all special use standards are met and staff would recommend approval of the Special Use Permit. VARIANCE ANALYSIS Zoning Code Section 4-030 (1) states that “colleges, libraries, museums, schools, churches and similar public uses provided that no structure shall be nearer than thirty feet to any R-1 or R-2 lot line”. The plans depict a 17.4’ parking lot setback at the western side lot line, where 30’ is required and 40’ currently exists. The applicant maintains they can not revise the plans to meet the 30’ setback and are requesting a Variance. Section 8-210 states “the City Council shall have the power to grant variances from the literal provisions of the City’s Zoning Code as authorized by Minnesota Statutes, Section 462.357, Subd. 6.” Staff has summarized the requirements in Minnesota Statutes, Section 462.357, Subd. 6 (attached) into a Variance Standards Worksheet (completed by applicant & attached). The following five criteria must be met in order to grant a Variance (staff responses in italics): 1) Practical Difficulties from complying with the Zoning Code are demonstrated. Staff finds this criterion to be met. By their nature, schools demand school bus traffic and buses demand extra maneuvering space. The applicant states that enrollment is up and 1- 2 additional buses will be added next school year, requiring space in the lot to park and maneuver those additional buses. Unfortunately, the building and track locations make it impractical to meet the 30’ parking lot setback to the western side yard, except if additional off-street parking stalls were lost or if bus and passenger-vehicle traffic were