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Planning Case MU2016-003 November 16, 2016 Page 5 Analysis: Variance (Setback for Parking Lot) The minimum front yard setback for a parking lot in the I-1 District is 40’. The applicant is requesting a Variance to reduce the setback to 13’-2” along Bronson Dr. This parking lot will serve vehicle maintenance garage bays. Because of the triangular shape of the site, alternatives are: (1) eliminate this parking lot, which would require a variance to reduce the number of stalls; or (2) replace the ballfield with a parking lot. This parking lot when not used for parking, will allow for maneuvering in and out of maintenance bays. The City Code includes seven criteria to be reviewed when considering a Variance. Staff’s analysis of these criteria is included in Resolution 1061-16. In summary, the practical difficulty is that in order to comply with the parking lot setback requirements by flipping the building (and parking) orientation north-south, instead of east-west, would require the removal of the adjacent ballfield, thereby creating a detriment to the City’s park system. Analysis: Conditional Use Permit (Outside Storage) Within the I-1 District, a Conditional Use Permit is required for “Open and outdoor storage as an accessory use”.5 Outdoor Storage will be located: (1) south of the Salt Storage Building (mulch and gravel bins); and (2) south of the Maintenance Building (plow attachments, trailers, park equipment, misc. items). Outside storage must be screened by a solid fence or wall.6 The concrete mulch/gravel bins will be fenced, and screened by an 8’ decretive wall along a portion of Bronson Dr.. The outside storage area south of the Maintenance Building will be screened from Mounds View Blvd. by trees (Black Hill Spruce, Scots Pine, Hawthorn). These trees will be 6’ in height when planted, and grow to a height of 20’ (Hawthorn) and 50’ (pine trees). Analysis: Conditional Use Permit (Above Ground Fuel Tanks) Within the I-1 District, a Conditional Use Permit is required for the “Storage of flammable liquids over 800 gallons above ground”.7 The existing underground fuel tank will be removed, while the existing above ground tank will be moved to the southeast corn of the site, and a second tank added. Each tank will be 3,000 gallons. The City Code includes a set of criteria to be considered when reviewing a Conditional Use Permit. Staff’s analysis of these criteria is included in Resolution 1062-16 (outside storage), and Resolution 1063-16 (above ground fuel tanks). 5 City Code, Section 1116.04, Subd 1 6 City Code, Section 1103.08, Subd 6(b) 7 City Code, Section 1116.04, Subd 9