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9. The property is nonconforming because the existing landscape coverage of 8,115 square feet, or 20.01 percent, does not meet the minimum landscape coverage requirement of 25 percent in the B-4 District. 10. The existing principal structure on the property is nonconforming because it encroaches 0.4 feet into the required front yard setback of 50 feet and 16 feet into the required north side yard setback of 20 feet. 11. The existing accessory structure on the property is nonconforming because it encroaches six feet into the required north side yard setback of 10 feet. 12. The proposed project would remove the existing nonconforming accessory structure. 13. The proposed addition would result in an increase in the nonconforming structure coverage to 11,780 square feet, or 29.05 percent. 14. The proposed addition would encroach 15 feet into the required north side yard setback of 20 feet. 15. The proposed project would result in an increase in the landscape lot coverage to 8,219 square feet, or 20.27 percent, but the property would still not meet the minimum landscape coverage requirement. 16. The City Code requires that striping of parking lots be maintained to assure that the designated parking capacity is met. The existing off-street parking area on the property is currently not striped to delineate individual parking stalls. 17. Based on the proposed use of the property, 12 off-street parking spaces would be required. Variance Findings: 18. Section 1320.04, Subd. 9 of the Zoning Code states that the purpose of the B-4 District is to, among other things, meet retail shopping needs of the surrounding community by providing a district that will accommodate a wide range of retail goods and services. 19. Section 1320.04, Subd. 9 of the Zoning Code states that the purpose of the B-4 District is to, among other things, allow transitional uses that will allow an orderly phasing out of existing uses and development that are not appropriate in a contemporary retail center and a phasing in of uses and development as warranted by market conditions. 20. Warehousing is a permitted use for this particular property in the B-4 District based on the provisions found in Section 1320.10, Subd.2 of the Zoning Code. 21. The proposed addition would be to accommodate a loading dock area, which is a reasonable use of the property. 22. The plight of the property owner is due to circumstances unique to the property not created by the landowner. The principal structure on the property was in existence when the property was rezoned to B-4 District, which likely created its current nonconforming status. 23. If approved, the variance will not alter the essential character of the neighborhood as the properties in the area are predominantly used for light industrial purposes. 24. The requested variance does not appear to be based on economic considerations alone. City of Arden Hills Planning Commission Meeting for November 5, 2014 P:\Planning\Planning Cases\2014\PC 14-033 - Variance - 3755 Dunlap Street\Memos_14-033 Page 7 of 9