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<br /> wehrman <br /> . PLANNING MEMO bergly <br /> To: Arden Hills Planning Commission TIQQD~ <br /> From: Wehrman Bergly Associates, Inc. <br /> Orlyn W. Miller, Planner <br /> Subject: Case #87-21 <br /> Site coverage variance n. plaza bldg., ste. 220 <br /> 5217 wayzata blvd. <br /> at 1275 Red Fox Road minneaj:X)lis, mn 55416 <br /> Applicant: Everest II 612 544 7576 <br /> Date: June 25, 1987 <br /> The applicant is proposing to enlarge the existing parking lot to provide <br /> 31 additional spaces to accommodate the building tenant's (Delux Check) <br /> parking demand. The proposed expansion will result in total site <br /> coverage of 79.5 percent. The maximum coverage permitted in the 1-2 <br /> District is 75 percent. Therefore, a 4.5 percent variance is required. <br /> COMMENTS: <br /> 1. When this project was approved in 1985, the adjacent Northwoods <br /> plat was being reviewed simultaneously. The possibility of extending <br /> Northwoods Drive along the east edge of the subject property in the <br /> future was considered at that time. In order to avoid delays in <br /> the approval process, the applicant modified the site plan to <br /> . provide a 50-foot setback which could eventually accommodate half <br /> of the possible future Northwoods Drive right-of-way plus a 20-foot <br /> parking setback, <br /> The proposed parking expansion will extend into this 50-foot setback <br /> area along the east property line and will eliminate the option of <br /> using part of this property for future street right-of-way. Howeve r, <br /> since the City did not require the dedication of that right-of-way <br /> or the creation of a roadway easement at the time of approval, it <br /> is likely that the right-of-way could only be obtained through <br /> condemnation. Therefore, it is my opinion that this property will <br /> not be used for street right-of-way in the future. <br /> 2. The development has 400 existing spaces and a parking space to <br /> floor area ratio well above the minimum ordinance requirement. The <br /> proposed expansion will result in a parking ratio of 1 space per <br /> 170 square feet of floor area (1 space/250 square feet is required). <br /> 3. It is difficult to identify any hardship related to the site upon <br /> which to base the approval of the coverage variance, Obvi ous ly, <br /> the ordinance-required parking ratio can be met without additional <br /> coverage. The additional parking is being proposed to accommodate <br /> the relatively high parking demands of an established use. <br /> . <br /> planning' landscape architecture <br />