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11-5-14-PC
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<br />City of Arden Hills <br />Planning Commission Meeting for November 5, 2014 <br /> <br />P:\Planning\Planning Cases\2014\PC 14-028 - Variance - Transwestern 3728 Dunlap Street North\Memos_Reports_14-028 <br />Page 7 of 9 <br /> <br />Variance Findings: <br /> <br />11. That when compared to other properties in the direct vicinity this parcel may not be <br />considered unique to the surrounding area because of similar nonconforming site <br />conditions. It is unclear if the proposal is in harmony with the purpose and intent of the <br />Zoning Ordinance as the Ordinance generally allows flexibility for unique parcels and <br />situations when impacts to surrounding properties are minimized. <br />12. That the proposal is consistent with the Arden Hills Comprehensive Plan as it allows for <br />the reasonable use of property within the B-4 Retail Center Zoning District. <br />13. That surface parking lots are permitted within the B-4 Retail Center Zoning District. <br />14. That the lot is currently fully developed making an expansion of the surface parking lot to <br />other areas on the property very limited due to the size of the current building and <br />existing parking area. <br />15. That the proposed parking area would be visible from neighboring properties; however, <br />increased landscaping and tree plantings will help soften the impact of the additional <br />parking area on surrounding property owners. <br />16. That the proposed parking area is unlikely to have negative impacts to the property or to <br />the neighborhood as a whole. <br />17. That the proposed plans and requested variance for the additional parking area does not <br />appear to be based on economic considerations alone. <br /> <br /> <br />Recommendation <br /> <br />The findings of fact for this Site Plan Review and Variance do not directly support a <br />recommendation for approval or denial. However, if the Planning Commission chooses to make <br />a recommendation for either approval or denial, the Findings of Fact would need to be amended <br />to reflect these reasons. <br /> <br />If the Planning Commission recommends approval of the Site Plan Review and Variance, staff <br />recommends the following eight (8) conditions: <br /> <br />1. That the project shall be completed in accordance with the plans submitted as <br />amended by the conditions of approval. Any significant changes to these plans, as <br />determined by the City Planner, shall require review and approval by the Planning <br />Commission and City Council. <br />2. That the variance shall permit a reduction in the amount of landscaping coverage <br />from 15.75% to 10.98% and an increase in the amount impervious coverage from <br />84.25% to 89.02%. <br />3. That the applicant shall submit a financial surety in the amount of 125 percent of the <br />estimated costs of landscaping prior to the issuance of a grading permit. The financial <br />surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota <br />bank. The purpose of the letter of credit is to ensure that landscaping is completed in
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