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ARDEN HILLS PLANNING COMMISSION – November 5, 2014 14 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. Associate Planner Bachler indicated that staff is generally supportive of this variance request given that expansion of the nonconforming structure coverage will be relatively minor and that the addition will not encroach further into the north side yard setback area than the existing nonconforming building. If this property were zoned as I-Flex District, similar to the properties to its west, the minimum structure coverage would be 40 percent and only one variance would be needed for the structure encroachment. While the City’s long-term vision is for the area along Dunlap Street to be redeveloped for retail purposes, market conditions have not yet made this transition viable and the area currently still functions as a light industrial district. Associate Planner Bachler explained that the findings of fact for this variance request support a recommendation for approval. However, if the Planning Commission chooses to make a recommendation for denial, the Findings of Fact would need to be amended to reflect the reasons for denial. If the Planning Commission recommends approval of this variance, staff recommends the following five conditions: 1. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. A demolition permit shall be required for the removal of the existing accessory shed. 3. A building permit shall be required for the construction of the addition. 4. The exterior finish of the addition shall be compatible in appearance and material used with the existing principal structure. 5. The parking area shall be striped to include a minimum of twelve (12) parking stalls. Individual spaces shall be a minimum of nine (9) feet in width and eighteen (18) feet in length. Associate Planner Bachler reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted. 3. Recommend Denial 4. Table Chair Larson opened the floor to Commissioner comments.