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City of Arden Hills Planning Commission Meeting for March 4, 2015 P:\Planning\Planning Cases\2015\PC 15-003 - CSM - Site Plan Review & Variance - Parking Lot\Memos_Reports_15-003 Page 6 of 8 8. The Zoning Code requires 210 parking spaces be provided on this property for Business and Professional Offices. 9. The parking lot currently contains 127 parking spaces. 10. After completion of the new parking lot area 149 parking spaces will exist. 11. The proposed lot coverage is within the zoning district requirements. Variance Findings: 12. The proposal is in harmony with the purpose and intent of the Zoning Ordinance as the Ordinance generally allows flexibility for unique situations when impacts to surrounding properties are minimized. 13. The proposal is consistent with the Arden Hills Comprehensive Plan as it allows the reasonable use of commercial or light industrial property. 14. The proposed variance would have no significant impact to the conditions of the site. 15. The proposed variance is unlikely to have negative impacts to the property or to the neighborhood as a whole. 16. The proposed variance does not appear to be based on economic considerations alone. Recommendation The findings of fact for the Site Plan Review & Variance 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 the denial. If the Planning Commission recommends approval of the Site Plan Review & Variance, staff recommends the following four (4) conditions: 1. That 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. That the applicant shall submit a financial surety in the amount of 125 percent of the estimated costs of all landscaping and trees prior to the issuance of a grading permit. The financial surety shall be in the form of a letter of credit issued by a FDIC- insured Minnesota bank. The purpose of the letter of credit is to ensure that landscaping and tree requirements are completed in the event that the developer defaults on the approved plan. The City will hold the letter of credit for two years after the installation of landscaping. The letter of credit should not expire during the two-year period. 3. That any newly created parking space or parking area shall meet the parking regulations stated in Section 1325.05 of the City Code.