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Page 6 of 7 <br /> <br />Image from the Saltbox website of Suites <br /> <br />In evaluating nonconforming uses, buildings, and lots, the City shall refer to City Code Section <br />1350 which mirrors the regulations of State Statute 462.357 for determining what type(s) of <br />activity (i.e. continuation, rebuild, maintenance, expansion, etc.) may or may not be allowed. <br />From the information reviewed, the determination has been made that the proposed use is an <br />intensification of the site and a departure from not more than 10% office and 90% warehouse. <br />This is due to the cumulative impacts of Saltbox employees, plus the potential for 200+ small <br />businesses that may also have employees and/or clients utilizing the site. <br /> <br />Therefore, Staff has provided direction to the Applicant that they would need to apply for a <br />variance from off-street parking requirements given the proposed utilization of the building has <br />increased the demand for parking. In their assessment of the Arden Hills site, the Applicant has <br />identified a “Proof of Parking” area for the potential of creating an additional 36 parking spaces. <br />Since Saltbox performs the operational duties involved with the shipment and delivery of <br />packages for the tenants, the daily delivery and pickup services could be facilitated from one <br />loading dock. That would allow for the area in front of the other two loading docks to be <br />converted to additional parking. Through the Concept Review, the Applicant is seeking <br />feedback from the City Council in advance of a future land use application for a Variance and/or <br />Site Plan Review. <br /> <br />Site Plan Review is required under Appendix A for the following various procedures: <br />1. New Development or Additions in any Business, Industrial or Multiple Family zoning <br />districts. <br />2. Re-Use of business or industrial buildings that requires more parking than the <br />previous use. <br />3. Reorganization of parking, drives and entrances in any Business, Industrial or <br />Multiple Family Zoning districts. <br /> 4. Zoning District Change (preliminary site development plan) <br /> 5. Variances <br /> 6. Conditional Use Permit <br /> 7. Planned Unit Development <br />8. Substantive changes, as determined by the Zoning Administrator, to approved Site <br />Plans or existing developed sites <br /> <br />City Code Section 1325.06 Subd. 1.F. for Reduction in Number of Required Spaces states - <br />“The number of spaces required for a specific use may be reduced if the owner or <br />occupant provides documentation that a lesser number of spaces will actually be needed <br />than normally required by this Code and the City Council authorizes such lesser number <br />after recommendation by the Planning Commission. The difference in the number of