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Memo to Planning Commission/P 979-12 <br /> January 27, 1998 <br /> Page 3 <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 /> * 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 1 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 /> * A 60 ft. drainage and utility easement has been included along the <br /> interior roadway as requested by Elk River Municipal Utilities. <br /> * A 30 ft. easement in the southeast corner of the project for emergency <br /> access and trail extension. <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 /> Analysis <br /> III The revised development plans have done a good job in addressing several of <br /> the issues pointed out in staff's 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 /> 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 /> 1. 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 />