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