Laserfiche WebLink
Memo to Planning Commission/P 979-12 <br />January 27, 1998 <br />Page 3 <br /> <br />* The footprint of the commercial building in tier 3 has been reduced from <br /> approximately 21,500 sq. ft. to 13,000 sq. ft. and converted to a 3 story <br /> building. <br /> <br />The parking lot area has been increased in size to meet the parking <br />requirements of a 43,000 sq. ft. commercial building with a parking ratio <br />of I stall for every 300 sq. ft. of building area. This parking ratio is based <br />on the city's ordinance for office buildings. If the building was to be used <br />for medical or dental clinics, the parking ratio would be one stall for every <br />200 sq. ft. of floor area. <br /> <br />* A 60 ft. drainage and utility easement has been included along the <br /> interior roadway as requested by Elk River Municipal Utilities. <br /> <br />* A 30 ft. easement in the southeast corner of the project for emergency <br /> access and trail extension. <br /> <br />* Redesigned the entrance off of Joplin Street frontage road to include one <br /> land entering the site, a raised median and two lanes exiting the site. <br /> <br />Analysis <br /> <br />The revised development plans have done a good job in addressing several of <br />the issues pointed out in staffs report that was presented to the Planning <br />Commission last month. However, there are a few details that still need to <br />be corrected on the plans and should not be problem at this point. These <br />issues are all outlined in the report dated December 23, 1997, or in the <br />conditions of this report. <br /> <br />Assuming the variance to allow an increased density of 6 additional assisted <br />living units is approved, the townhouse portion and Phase 1 of the assisted <br />living appears to be an acceptable plan in terms of the transportation routes, <br />building locations and setbacks being met. However, as pointed out in the <br />variance report, the amount of impervious area which needs to be constructed <br />to accommodate the 43,000 sq. ft. commercial building, staff still has a <br />concern with the amount of that variance. At this point in the process, staff <br />would recommend approving the townhomes and assisted living as proposed, <br />however, not approving any type of concept plan for a commercial building in <br />tier 3 or associated parking in tier 2. By not approving this component of the <br />planned unit development master plan, it does the following: <br /> <br />Reduces the amount of impervious area in tier 2 down to a point where <br />a variance for the assisted living could be justified. <br /> <br />f:\shrdoc\planning\pc\p97-12x4.doc <br /> <br /> <br />