07-22-1987 Council Agenda - Laserfiche WebLink

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Little Canada Planning Commission 1July 1987 Page Two As shown on Attachments A and B, the parcel the building is located on is landlocked. The property does not have direct access onto a public street. Parcel A is owned by the City as shown on Attachment C. St. John's must have written permission to use this parcel for parking and access to the Credit Union or an alternative may be to purchase a portion of adjacent land for access to the Credit Union. The applicant must provide a parking plan, as well as parking lot layout for the City -owned parcel that the Credit Union is intending to use. Parking is another issue that must be addressed. Todate, a parking plan has not been submitted. The ordinance outlines parking requirements in Section 903.050 and requires adequate off - street parking to be provided for professional offices. St. John's is required to provide three spaces plus one space for each 200 square feet of floor area. In addition, two spaces are required per dwelling unit. Therefore, St. John's is required to provide 13 spaces for the Credit Union and two spaces for the residential dwelling, for a total of 15 parking spaces. A parking plan must be submitted and approved prior to approval of the requested permits. As noted previously, a CUP is required for off -site parking 'and must be approved in conjunction with the two CUP's already requested. The property adjacent to the Credit Union on the east is owned by St. Paul Water Department. A hockey rink currently is on it. On the west is a small apartment building with three apartments and on the south are residential homes. As it appears the property is surrounded or landlocked with public street access gained through use of the City parcel on the north. Therefore purchasing a por- tion of land adjacent is unreasonable unless the entire lot was to be purchased. VARIANCE With the rezoning of the property, the existing structure is non - conforming to front setback, side yard setback, lot width and lot area. Prior to the rezoning, the building was non - conforming to front, area, and width requirements. The following table shows the building requirements for both districts: B -3 R -B Variance Site Requirements Requirements Request Area 8,200 s.f. 15,000 s.f. 15,000 s.f. 6,800 s.f. Width 47 ft. 100 ft. 125 ft. 78 ft. Front Setback 27 ft. 40 ft. 30 ft. 3 ft. Side Setback 10 and 3 ft. None 15 ft. 5 and 12 ft. As shown, the only way the building could expand is to accommodate the non - conforming use and rezone from B -3 to R -B, although the performance requirements for both dis- tricts are not met. St. John's is requesting a variance from the area, width, front setback and side setback requirements. The requested variance amounts are shown on the preceding table. Page 19