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ARDEN HILLS PLANNING COMMISSION –September 4, 201312 Existing Land Use:Commercial (Staples Distribution Center) Zoning:B-2: General Business District Current Lot Sizes:5.22 acres (227,384 square feet) Topography:The property drops approximately six feet from east to west. City Planner Streff reviewed the surrounding area, the Plan Evaluation along with the variance evaluation criteria. City Planner Streff provided the Findings of Fact for review: General Findings 1.The lot size meets the requirements of the B-2 Zoning District 2.The lot meets the width and depth requirements for the B-2 Zoning District. 3.The existing parking lot contains eighty-four (84) parking spaces. 4.The applicant leases forty-four (44) parking spaces from adjacent property owners. 5.The proposed expansion would add sixteen (16) additional parking spaces. 6.The proposed expansion would further decrease the amount of landscaped area on the lot from thirteen percent (13%) to twelve percent (12%). 7.The proposed expansion would add additional parking to the side yard. 8.The proposed expansion would add additional parking within five (5) feet of an existing property line. Variance Findings: 1.The proposal is in harmony with the purpose and intent of the ordinance because the request minimizes the impact of the parking area by adding additional screening along County Road E. 2.The proposal is consistent with the comprehensive plan because it allows the reasonable use of commercial property. 3.A parking lot is a permitted and reasonable use within the B-2 Zoning District. 4.The lot is comparably unique in the City. Prior property owners created a building that does not allow for expansion due to the size constraints of the lot. The parking areas on this particular lot are further from the ROW thanthe parking areas on the adjacent lots to the east and west. 5.Since the proposed expansion does not encroach into the required front yard setback for the structure, or place parking directly in front of the building, the expansion is unlikely to have a negative impact on the property or the neighborhood. 6.The parking lot expansion would be visible from the front of the property, which abuts County Road E; however, the applicant would add additional trees and landscaping to the front of the property. 7.The proposed variances for the additional parking spaces do not appear to be based on economic considerations alone. City Planner Streff stated the findings of fact for this variance request support a recommendation for approval. However, if the Planning Commission chooses to make a recommendation for denial, the Findings of Fact would need to be amended to reflect the reasons for the denial. If the Planning Commission recommends approval on this variance, Staff recommends the following eight (8)conditions: