11-28-2007 Council Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsimile: 763.231 .2561 plannersrn?nacplanning.com PLANNING REPORT TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: November 2, 2007 RE: Little Canada — Midwest Gymnastics (Former Knox Building) FILE NO: 758.09 - 07.32 Background and Analysis Midwest Gymnastics is proposing to purchase and renovate the existing Knox Lumber building, The property is zoned PUD, Planned Unit Development. They would occupy slightly more than half of the building on the south end, and would seek to lease or sell (via a condominium sale) the north half to another occupant, still to be determined. The PUD District would allow the gymnastics use, and the applicant has mentioned office, warehousing, and /or showroom space in the north portion. These are allowable uses under the PUD zoning. Use and Parking. The gymnastic use is often found in similar locations where high - ceiling buildings are common. It is not a typical retail health club, since users are more likely to a part of scheduled classes, rather than random. The parking supply on the site should be more than adequate as many classes meet during non -peak hours, including evenings and weekends. The plan shows more than 130 spaces. If the building were devoted entirely to office - showroom space, the requirement would be 124 spaces. Moreover, the site plan shows an adequate amount of parking supply for an even more intense use of the property. The plan illustrates eight parallel spaces along the central entrance road at the east edge of the subject parcel. Since these spaces are not necessary to accommodate the uses on the property, planning staff would recommend eliminating them, replacing them with a curb line and green space separating the site from the central drive. In addition, the zoning ordinance requires that a minimum 5 foot setback be applied to any parking lot curb line. As such, parking on the south and west boundaries should be realigned to meet this requirement,