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ARDEN HILLS CITY COUNCIL—JANUARY 26, 2015 7 property to the adjacent Big Ten Supper Club at 4703 U.S. Highway 10. A portion of the Big Ten parking lot encroaches on an area approximately 22 feet by 121 feet on the Arden Manor property along the southeast property line. Staff has reviewed historic aerial images of the area and estimates that the parking lot was expanded creating this encroachment sometime between 1991 and 2003. The purpose of the subdivision and lot consolidation is to address this encroachment through the sale of that portion of land where the encroachment has occurred to the Big Ten Supper Club. The subdivision would not result in the creation of any new developable parcels. The parties have signed a purchase agreement that will be carried out if the proposal is approved by the City Council. Associate Planner Bachler indicated that the Arden Manor manufactured home park operates under a series of Conditional Use Permits first approved by the City in 1971 that set minimum development standards specific to this property. The Conditional Use Permit requires Arden Manor to maintain minimum areas, setbacks, and structure coverage for each manufactured home lot. Additionally, a 20 foot landscaped buffer around the perimeter of the property is required to be maintained. The proposed lot line adjustment would not result in the Arden Manor property being out of compliance with these previous agreements. Associate Planner Bachler stated that with the proposed subdivision and lot consolidation, the Big Ten Supper Club property would be in conformance with the Neighborhood Business District requirements for lot size and dimension and structure setbacks. However, a variance is needed in this case because the subdivision would result in a reduction in the nonconforming landscape coverage on the property and the continuance of a nonconforming parking area setback. Associate Planner Bachler reported that a minimum landscape lot coverage of 35 percent is required for properties in the Neighborhood Business District. The existing landscaped area on the lot is 6,710 square feet, or 14.1 percent of the total lot area. Approximately 88 percent of parcel to be consolidated with the Big Ten property is covered by bituminous surface and as a result, overall landscape coverage on the property would decrease to 13.9 percent. Associate Planner Bachler explained that Section 1325.06 of the Zoning Code requires that an off-street parking area containing four or more parking spaces be located a minimum of five feet from any side or rear lot lines. The existing parking area for the Big Ten property encroaches into this required five foot setback along the northwest and southeast side lot lines and the southwest rear lot line. With the expansion of the lot boundaries, the parking lot would continue to encroach along the southeast lot line. Associate Planner Bachler reported that the Planning Commission reviewed Planning Case 14- 032 at their regular meeting on January 7, 2015. The Planning Commission offers the following findings of fact for consideration: Subdivision Findings: 1. Arden Manor-550 Associates is the owner of the property located at 4605 Prior Avenue, which is operated as the Arden Manor Manufactured Home Park. 2. John Welsch is the owner of the property located at 4703 U.S. Highway 10, which is operated as the Big Ten Supper Club.