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ARDEN HILLS PLANNING COMMISSION – November 5, 2014 9 City Planner Streff commented that in order to address stormwater issues a bio-retention basin has been proposed to capture the additional runoff from the new parking area. The stormwater management plan for this area has been reviewed and conditional approval granted by the Rice Creek Watershed District. City Planner Streff reported that both of the parcels discussed in this case and in Planning Case 14-027 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 access to the new parking area from Grey Fox Road for the employees at 1160 Grey Fox Road. A parking easement over the dedicated twenty (20) parking spaces would also be required by the City in order to permanently permit the use of these parking spaces by the tenant of 1160 Grey Fox Road. Land Use Plan: Site Data MB – Mixed Business Existing Land Use: LI – Light Industrial Zoning: B-4 Retail Center District Current Lot Sizes: 2.67 Acres Topography: Fairly Flat City Planner Streff reviewed the surrounding area, the Plan Evaluation and the Variance Evaluation Criteria. City Planner Streff provided the Findings of Fact for review: General Findings 1. That the property is located in the B-4 Retail Center Zoning District. 2. That the lot is 116,244 square feet in size with approximate dimensions of 270 feet in width, and 430 feet in depth. 3. That the property consists of a principal building of 44,590 square feet in size. 4. That the property has access off of both Dunlap Street North and Grey Fox Road. 5. That the Zoning Code requires that there are 45 parking spaces for this use. 6. That the parking lot currently contains 53 parking spaces. 7. That the new parking area will consist of 20 new parking spaces. These spaces will be utilized by the tenant located at 1160 Grey Fox Road. 8. That after completion of the parking lot expansion project the property will contain 73 parking spaces. 9. That the new parking area will have access from the adjoining parking area to the east with access from Grey Fox Road. 10. That a variance is being requested to reduce the amount of landscaping coverage from 15.75% to 10.98% and to increase the impervious coverage from 84.25% to 89.02%. Variance Findings: 11. That when compared to other properties in the direct vicinity this parcel may not be considered unique to the surrounding area because of similar nonconforming site conditions. It is unclear if the proposal is in harmony with the purpose and intent of the Zoning Ordinance as the Ordinance generally allows flexibility for unique parcels and situations when impacts to surrounding properties are minimized.