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12-3-14-PC
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ARDEN HILLS PLANNING COMMISSION – November 5, 2014 13 <br /> <br />Associate Planner Bachler provided the Findings of Fact for review: <br /> <br />General Findings <br />1. The property at 3755 Dunlap Street North is located in the B-4 Retail Center District. <br />2. The property has a total lot area of 40,554 square feet. <br />3. The proposed use of the property for warehousing is a permitted accessory use in the B-4 <br />District. <br />4. Section 1320.10, Subd.2 states that the list of I-2 permitted uses as of April 1991, that are <br />currently not permitted in the B-4 District, will be allowed in buildings existing in April <br />1991, as permitted uses until redevelopment or replacement of the building or buildings <br />housing such uses occurs. <br />5. The building located at 3755 Dunlap Street North was in existence in April 1991. <br />6. Warehousing was a permitted use in the I-2 District as of April 1991. <br />7. The proposed addition to the existing building does not constitute the redevelopment or <br />replacement of the existing building on the property. <br />8. The property is nonconforming because the existing structure coverage of 11,708 square <br />feet, or 28.87 percent, exceeds the maximum structure coverage of 25 percent permitted <br />in the B-4 District. <br />9. The property is nonconforming because the existing landscape coverage of 8,115 square <br />feet, or 20.01 percent, does not meet the minimum landscape coverage requirement of 25 <br />percent in the B-4 District. <br />10. The existing principal structure on the property is nonconforming because it encroaches <br />0.4 feet into the required front yard setback of 50 feet and 16 feet into the required north <br />side yard setback of 20 feet. <br />11. The existing accessory structure on the property is nonconforming because it encroaches <br />six feet into the required north side yard setback of 10 feet. <br />12. The proposed project would remove the existing nonconforming accessory structure. <br />13. The proposed addition would result in an increase in the nonconforming structure <br />coverage to 11,780 square feet, or 29.05 percent. <br />14. The proposed addition would encroach 15 feet into the required north side yard setback of <br />20 feet. <br />15. The proposed project would result in an increase in the landscape lot coverage to 8,219 <br />square feet, or 20.27 percent, but the property would still not meet the minimum <br />landscape coverage requirement. <br />16. The City Code requires that striping of parking lots be maintained to assure that the <br />designated parking capacity is met. The existing off-street parking area on the property is <br />currently not striped to delineate individual parking stalls. <br />17. Based on the proposed use of the property, 12 off-street parking spaces would be <br />required. <br /> <br />Variance Findings: <br />18. Section 1320.04, Subd. 9 of the Zoning Code states that the purpose of the B-4 District is <br />to, among other things, meet retail shopping needs of the surrounding community by <br />providing a district that will accommodate a wide range of retail goods and services. <br />19. Section 1320.04, Subd. 9 of the Zoning Code states that the purpose of the B-4 District is <br />to, among other things, allow transitional uses that will allow an orderly phasing out of <br />existing uses and development that are not appropriate in a contemporary retail center and <br />a phasing in of uses and development as warranted by market conditions.
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