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Memo to Board of AdjustmentsN97-21 January 27, 1998 Page 3 not exceed 25 percent of the tier area except 35 percent impervious surface coverage may be allowed in the first tier of general development lakes with an approved storm water management plan consistent with Part 904.08(3)." As presented at the last meeting, Mike Trossen, the architect for Guardian Angels, provided a development evaluation form (see attachment) which outlined the amount of open space, building coverage, hard surface and total impervious area. The 25 percent maximum impervious area does not apply to tier I because this is the residential portion of the planned unit development. The design criteria listed in this section of the Shoreland Ordinance basically requires 50 percent open space be preserved as well as meeting several other design criteria. On the other hand, tiers 2 and 3 are considered commercial and are therefore required to maintain a maximum impervious area of 25%. If tier I was also considered commercial, it too would have to adhere to the 25% maximum impervious area. As outlined on the development evaluation forms in tier 2 the amount of total impervious area which includes building and parking areas, is 49%. In tier 3 the total impervious area is 40%. As Guardian Angels architect Mike Trossen presented to the Planning Commission at last month's meeting, there is no way they can meet the maximum 25% impervious area unless they reduced their plan by 50%. Therefore, the efforts made between the last meeting and this meeting was to try to minimize the need for a variance. One item the architect has taken a look at is reducing the footprint of the commercial building and making it a three story building. The building coverage area has decreased from 21,500 sq. ft. (22%) to 13,000 sq. ft. (13.5%). However, the hard surface area or parking lot has increased from 16,597sq. ft. (17%) to 25,331 sq. ft. (26%). The bottom hne is the total amount of impervious area has not decreased from the original proposal and is still at 49% in tier 2 and 40% in tier 3. Recommendation Ao The variance regarding the increase in density to allow 6 additional assisted living units is a variance that could be avoided by eliminating one townhouse unit and transferring that density to allow the assisted living to have a total of 80 units without the need for a variance. However, ff the assisted living building is constructed as proposed, the footprint of the building could allow the additional six units to be included within the footprint of the proposed building with no physical change to the development. If the site plan proposed for the assisted living is approved, staff would recommend approval of the variance f:\shrdoc\planning\pc\v97-2 lx.doc