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ARDEN HILLS CITY COUNCIL—MARCH 9, 2026 14 A. Resolution 2026-012 Site Plan Review and Variance at 3628 Connelly Avenue —Planning Case 25-016 Community Development Director Reilly stated the Applicant has submitted a land use application for Site Plan Review and Variances at the Subject Property. The Applicant seeks to purchase the property and relocate an existing retail business, Scale Model Supplies, from Saint Paul to Arden Hills. The Subject Property is owned by Waters Edge Enterprises Inc., and the building is occupied by JV Pallets, a company that manufactures and recycles wood pallets. The existing use is an existing nonconforming use that has been in operation as a light industrial/manufacturing and warehousing site since 1959. The B-2 zoning district today does not allow this use as a principal use. The proposed retail use is permitted within the B-2 zoning district. Community Development Director Reilly explained the proposal includes reconfiguring access to the parking lot and restriping parking spaces within the existing parking lot. Three existing parking spaces,partially located within the right-of-way, are proposed to be removed and replaced with landscaped areas. The Applicant proposes to convert an overhead door to a standard retail dual door entryway. Other minor modifications to the exterior of the structure are proposed for safe and convenient access to the structure for customers. The proposal includes a variance request to allow for fewer on-site parking spaces than required in the Zoning Code. This retail use requires 50 parking spaces. The Applicant has applied for a variance to the parking standard to use 24 existing spaces in the parking lot, stating that this number is sufficient to operate the business. Scale Model Supplies has been in business for more than 43 years. The store specializes in model trains and model kits as well as other hobby-related products. The business owner seeks to downsize from a 20,000 square foot space located in Saint Paul and find a space compatible with growing the online sales side of the business.The Applicant anticipates using approximately 7,500 square feet for retail sales and the remaining 1,800 square feet would be allocated for office, storage, restrooms, and utilities. The Subject Property would allow for a combination of retail space for direct sales and inventory space for both direct and online sales. Community Development Director Reilly reported the Applicant states that on the busiest days, the business does not require more than 22 parking spaces at one time. Recent checks showed that at the current location,a maximum of 13 spaces have been used at one time,and the average number of parked cars is eight. The store is a destination for customers who plan their visit,know what they are looking for, and do not linger for long periods of time. Therefore, sales are typically spread throughout the day, and the existing parking lot will accommodate the need. The business is open Monday through Sunday, 10 a.m.to 6 p.m.with typically four(4)employees on site at a given time. The business receives deliveries from standard-size courier vans and does not regularly use overhead doors or a loading dock. The Applicant states these operations are likely to continue. Community Development Director Reilly reviewed the Plan Evaluation and offered the following Findings of Fact: General Findings: 1. The Subject Property is located within the General Business District designated for Community Mixed Uses on the 2040 Comprehensive Plan. 2. The Subject Property is zoned B-2 General Business. 3. The Subject Property contains an existing nonconforming principal structure and existing nonconforming setbacks, landscaping and parking lot.