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4.6 Matrix of Code Requirements: "B-1" Code Requiremeni Floor Area Ratio 1.0 (l00%) or 20,271 sq. ft. Front Yard Building 30 feet Setback Structure Side Yard Building 10 feet/30 feet (street side) Rear Yard Building Front Yard Setback Parking Side Yard Setback Par Rear Yard Setback Parking Parkin� Building Height 20 feet 15 feet 10 feed 15 feet (street side 20 feet 5/1000 g.f.a. w/4,000 s.f, Three stories .13 (13%) or 2,700 sq. ft. est. 39 feet — estimated 16 feet (narth) 8G 33 feet �south) - estimated 100 feet — estimated Not a�ailable Not a�ailable Not a�ailable 16to20; Two story Difference Meets requirement Meets setback required No parking or drive adj. to Res. Requires screening/fencing 4 feet (by previous variance Estimate 5 feet Meet code NA 4.7 The applicants provided parking space counts. The City parking requirements state that a 2,700 square foot office building should have 14 to 16 parking spaces (applicant estimates 8000 S.f. of impervious parking surface). With the building included, approximately 9,400 s.f. or 46% of the Agness site is currently covered with impervious surface. This is a pre-existing condition, allowed there priar to the City's current design standards, adopted in the early 1990's. No expansion is proposed in this application. 4.8 The Traff'ic Engineer's Manual (ITE) estimates that a 2,700 s.f. off'ice could have up to 8 to 10 full time employees and generate between 40 and 50 vehicle trips (employee, customer, and delivery). Highway 36 has a traffic count of appro�nately 80,000 trips per day, increasing to 100,000 trips per day. Lexington Avenue currently has a traffic count of approximately 16,500 vehicle trips per day in this area. (Traff'ic Source: Ramsey County Transportation Plan) This proposal would add less than 1% (approximately 0.3% or less) volume to the existing Lexington Avenue traffic volume. The increasing volume of traffic has produced a level of noise that is difficult to screen or block, especially peak hour traff'ic volumes. On the third street, Sherren, there is no exit, although the building is served by easements for underground utility connections to Sherren Street. MnDOT has begun the planning for a new Highway 36 bridge over Lexington Avenue within 5 years. 4.9 The applicant has indicated that the hours of operation in a normal week are 8 a.m. to 5 p.m. during the weekdays. In comparison to the musical academy/school, there will be no major recitals or gatherings and minimal evening or weekend activity. 4.10 Granting of the rezoning and Comprehensive Plan Amendment (and any variances needed) would bring the structure into conformance with the Comprehensive Land Use Plan and the Zoning Ordinance, assuming no setback issues are found in the as-built site survey. However, a rezoning opens the door for uses other than an office to reuse the property without farmal consideration of their impacts on the adjacent residential community. The B- 1 zoning district permits medical and dental services, business and professional off'ices, hospitals, sanitariums, rest homes, private clubs or lodges, beauty parlor, greenhouses, and lawn and garden centers, as allowable uses. Staff has determined that some of these uses would not be appropriate on this parcel given the surrounding residential community. Once the property is rezoned, permitted uses can occupy a site without further formal review or approval by the City Council. PF3329 RCA (092401).doc Page 3