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Marmon Keystone August 28, 2000 page 3 also are utilities in Apollo Drive, but connections to sanitary sewer there would require tearing up the roadway. It is possible to connect tow ater without digging up the street. The new building will connect to water in Apollo Drive, subject to agreement from Anoka County. The building will connect to sanitary sewer in the 74t'' St. easement on the north. Stormwater management on this site includes a pond shared by the property on the east. This common pond will serve both sites. Grading on this site, the TC Fab site to the east, and the unsold property to the west is interrelated. Because of this, the design and review of these two sites requires coordination. The City Engineer's memo addresses these issues further. • Parking For light manufacturing, our code requires at least one parking space per 2000 sf of gross floor area or one space per employee, whichever is greater. The office area requires 3 spaces plus one space per 200 sf. For the purposes of calculating parking spaces, the ordinance requirement is to use 90% of the gross building area. The total requirement is 48 parking spaces. The plan shows 29, with an area provided for 24 more if additional parking is needed. This totals 53. The applicant has stated that previous experience has shown that 29 will be enough. In the interest of reducing unnecessary impervious surface, the "proof of parking" approach is a good alternative. If parking becomes a problem, additional parking will be constructed. • Roads, Access, Circulation Passenger vehicles will use the parking on the east side of the building. A shared driveway provides access to the site on the east. The driveway will be shared by TC Fab and Marmon Keystone. A shared driveway agreement between the two sites will be necessary and staff is recommending that one be submitted for City review as a condition of approval. In reviewing shared driveways, we must consider potential traffic conflicts in the driveway itself. Vehicles leaving the sites come from two directions and mix in the driveway before exiting onto Apollo. The parking drive is 100+ feet back from Apollo Drive. This is adequate and will minimize conflicts. gross area 90% code requirement required spaces total footprint 19,200 sf office 2,048 sf 1843 3 plus one space per 200 sf 12 mfg/warehouse 81,000 sf 72,900 one space per 2000 sf 36 TOTAL 48 The total requirement is 48 parking spaces. The plan shows 29, with an area provided for 24 more if additional parking is needed. This totals 53. The applicant has stated that previous experience has shown that 29 will be enough. In the interest of reducing unnecessary impervious surface, the "proof of parking" approach is a good alternative. If parking becomes a problem, additional parking will be constructed. • Roads, Access, Circulation Passenger vehicles will use the parking on the east side of the building. A shared driveway provides access to the site on the east. The driveway will be shared by TC Fab and Marmon Keystone. A shared driveway agreement between the two sites will be necessary and staff is recommending that one be submitted for City review as a condition of approval. In reviewing shared driveways, we must consider potential traffic conflicts in the driveway itself. Vehicles leaving the sites come from two directions and mix in the driveway before exiting onto Apollo. The parking drive is 100+ feet back from Apollo Drive. This is adequate and will minimize conflicts.