August 16, 2006 CCP - Laserfiche WebLink

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C & C North America, Inc. Unfortunately our architect, Mr. Wiestling was given only a few hours by the City to submit the variance proposal. Under such short time constraints, Mr. Wiestling prepared a drawing that evidences the propose setback of the building from the tributary stream. The line carries through the parking area a storm water pond, which appears that the same setbacks are required for the parking and storm water, which appears that such setback from the stream for parking and storm water are non-existent. 2. GRADING/AFFECTS TO ADJACENT PROPERTIES Although we found the proposal for grading on the property absolutely reasonable, it is not necessary in the development plan. If the City finds the slopes to be too steep and unreasonable, we have no problem putting up a retaining wall. This is a minor issue and should not be consider for grounds to objecting the variance. Although we are willing to construct the retaining wall, we also would like to work with the DNR and the City to design a more ecologically friendly grading of that slope that would improve the look and erosion control of the slope. 3. IMPERVIOUSNESS It appears that Mr. Germundson was not given accurate, if any, facts regarding the impervious coverage of the property. Based on the drawing, Mr. Germundson assumed that nearly the entire site is impervious. The City of Lake Elmo allows 75% of impervious coverage. The proposed plan is only 58.5% impervious coverage. To evidence this calculation, the parking and cement covers 38,751 SF and the building covers 13,402 SF for a total of 52,153 SF. The land has 89,158 SF; calculated, this gives us 58.5% impervious coverage. This is clearly shown in the plans. CONCLUSION: I have shown that objections 1, 2 and 3 are either inaccurate or can be easily revised to satisfy the City's requirements. The only objection in question, and ironically it not a question for the DNR, is whether the property in question creates a hardship. Given its small, unique shape and an unusually difficult setback line, the hardship is clearly obvious that any business development would be nearly impossible to develop without a variance.