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City of Arden Hills City Council Meeting for November 24, 2014 P:\Planning\Planning Cases\2014\PC 14-027 - Variance - Transwestern 1160 Grey Fox Road\Memos_Reports_14-027 Page 2 of 7 As indicated by the applicant, the new parking area would be constructed along the western property line and over an existing infiltration basin used to collect runoff from the two parking lots surrounding the drainage area. A replacement subgrade infiltration basin is being proposed for the area beneath the new parking area. This basin would outlet into the newly constructed retention pond proposed at the northern end of the property. The stormwater management plan for this area has been reviewed and conditional approval granted by the Rice Creek Watershed District. The Assistant City Engineer has also given conditional approval of the Grading and Erosion Control Plan contingent on the approval of this planning case (Attachment I). The applicant has indicated that the new parking area would have access from both the subject property and the adjacent property to the west located at 1230 Grey Fox Road. Both of these parcels are owned by the St. Paul Fire and Marine Insurance Company. The City would require that a cross access easement agreement be filed with Ramsey County in order to permit acces s to the new parking area from 1230 Grey Fox Road. The applicant has submitted a narrative of the proposed project and a response to the variance evaluation criteria (Attachment C), a site plan depicting the proposed construction (Attachment D), and a landscaping and planting island plan (Attachment E). Plan Evaluation 1. B-3 Service Business District Regulations, Existing Conditions, and Proposed Redevelopment A. Site Plan Review – Site Plan Approval Required A Site Plan Review is required by the City Code for the reorganization of parking, drives and entrances within any business or industrial district. The applicant is proposing to expand the existing parking lot on the property in order to add thirty-three (33) additional parking spaces to meet the operational parking needs required by the tenant. B. Lot Coverage – Variance Required The existing and proposed lot coverage calculations exceed the standards set within the B-3 Service Business Zoning District. The B-3 Zoning District permits a maximum lot coverage of 75% for impervious surfaces, of which 40% is permitted for structures on the property. A minimum landscape coverage area of 25% is required. A variance to further reduce the landscaping coverage from 24.06% to 20.32% and to increase the impervious coverage from 75.94% to 79.68% is being proposed by the applicant.