#12 - Royal Golf CUP and Variance

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f. Practical Difficulties: Strict enforcement of Lake Elmo City Code, Section 105.12.720, Table 10-2 – Maximum Impervious Coverage for GCC Districts would cause practical difficulties for various reasons. First, the existing impervious coverage of the parcel is greater than 30%, and a reduction of the parcel’s impervious coverage to be below 30% is not feasible. Second, the parcel is unique in shape and was constructed to be situated almost entirely within the boundary of surrounding parcels which make up the majority of the golf course which the subject parcel serves. Specifically, the subject parcel includes (i) the maintenance facilities and storage shop which houses the maintenance equipment and other golf course equipment necessary for the golf course to operate, (ii) the clubhouse and administrative offices of the golf course, and (iii) the driveway and parking lot which provides access to the shop, the clubhouse, and the golf course in general. The subject parcel was designed and laid out so as to be as de minimis in nature as it could be, while still adequately serving the access, parking, and operational needs of the surrounding golf course. Additionally, the subject parcel was laid out in a manner which would permit access between the clubhouse and administrative offices and 20th Street N without the need of easement or access agreements. Most City Code requirements were designed with more standard lot shapes in mind, and such requirements do not always apply well to uniquely shaped parcels. g. Unique Circumstances: The subject property is subject to Lake Elmo City Code Section 105.12.410, which requires that due to the subject property being a golf course, it must maintain at least 5 spaces per hole plus additional space for meeting or restaurant facilities. As such, the subject property is required, at a minimum, to maintain a certain amount of impervious coverage to support to surrounding golf course. Being that the subject property is the location of all of the parking for the surrounding golf course, as well as the site of the necessary maintenance facilities, clubhouse and administrative offices serving the golf course and the access road to get to such parking and other facilities, it is necessary for the subject property to contain greater impervious coverage. The unique shape of the subject parcel was designed to be de minimis in nature as to not have a greater impact on the surrounding golf course or residential community, while still providing the surrounding golf course facility with the necessary parking and access as required by the City Code. h. Essential Character: The variance, if granted, would not alter the essential character of the locality. Although applicant is requesting an increase to the maximum impervious coverage on the subject property, because the subject property is surrounded by an almost entirely pervious golf course which the subject property provides parking and other facilities for, the overall impervious coverage for the “neighborhood” as a whole would not be altered in any significant manner. Although the subject property is roughly 10.9 acres in area, it provides the parking, driveway access and operational facilities for the surrounding golf course and pool & fitness center, which combined is additional roughly 182.2 acres for a total of roughly 193.1 acres. Altogether, the subject parcel is roughly 5.6% of the total area that makes up the golf course facility. If the maximum impervious coverage was increased to 60% of the subject parcel, that would equal roughly 6.36 acres (10.9 acres * 60%), which would equal roughly 3.1% of the entire golf course facility. As such, an increase in the maximum impervious coverage on the subject parcel should be considered insignificant