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Page 3 of 16 <br /> <br />2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and <br />other nuisance characteristics; <br />3. Drainage; <br />4. Population density; <br />5. Visual and land use compatibility with uses and structures on surrounding land; <br />6. Adjoining land values; <br />7. Park dedications where applicable; <br />8. Orderly development of the neighborhood and the City within the general purpose and <br />intent of the Zoning Code and the Comprehensive Development Plan for the City. <br /> <br />Plan Evaluation <br /> <br />Chapter 13, Zoning Regulations Review <br /> <br />1. District Provisions (B-3 Service Business District) – Section 1320 – Meets Requirements <br />Under the 2040 Comprehensive Plan, this site is guided as Commercial (COM) on the land use <br />plan and is zoned B-3. <br /> <br />Direction 2040 Comp. Plan Land Use Zoning Existing Land Uses <br />North COM - Commercial B-3 Service Business District Service Station/Retail/Mixed- <br />Use, Multi-tenant Buildings <br />South COM - Commercial B-3 Service Business District Vacant Pace Industries Site and <br />Retail/Grocery Store <br />West CMU - Community Mixed Use B-4 Retail Center District Retail and Other Commercial <br />Uses <br /> <br />The Future Land Use designation is for a broad range of retail, shopping, and services to meet <br />the needs of the community and region. Compatible uses such as office buildings are also <br />intended for this area. Retail sales and service are a permitted use within this district. The <br />proposed site plan is attached as Attachment D. The table below provides the performance <br />standards for the B-3 District and the preliminary analysis for the proposed development of the <br />principal structure: <br /> <br />Ordinance Requirements B-3 District <br />Standards Proposed Development <br />Maximum Floor Area Ratio (FAR) 0.8 Approx. 0.10 <br />Maximum Structure Coverage 40% 10% <br />Minimum Landscape Lot Area 25% 34.08% <br />Minimum Front Yard Setback 50 feet 80.8 feet <br />Minimum Rear Yard Setback 20 feet 224.8 feet <br />Minimum Side Yard Setback 20 feet (min)/ <br />40 feet (total) 20 feet and 52.7 feet/72.7 feet (total) <br />Minimum Lot Area 13,000 square feet 1.26 acres/+/- 54,450 square feet <br />Maximum Building Height 35 feet Car wash Building – 35 feet <br /> <br />2. Design Standards - Section 1325.05 and 1325.055 <br /> <br />A. Building Positioning – Flexibility Requested <br />Section 1325.05 Subd. 8, E of the Arden Hills City Code states “at least fifty percent (50%) of <br />the largest building on each site shall be constructed at the front setback line.” The Applicant is <br />proposing a single one-story car wash tunnel building of approximately 5,400 square feet for an <br />exterior drive-through car wash. The front lot line is at Lexington Avenue and the front setback