August 2, 2006 CCP - Laserfiche WebLink

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The issue of impervious surface including any prior agreements, a...i engineers' calculations and recommendations remains unresolved as this Staff Report is prepared. Meetings on the subject (to include DNR staff) are scheduled for July 24. Staff will report the outcome of those meetings to the Commission on July 24. Staff has also reviewed applicant's plans for compliance with other applicable zoning, PUD Plan and City Code standards, including setbacks, parking, landscaping, exterior materials and exterior lighting. We observe as follows: ® The plan proposes off street parking in excess of zoning ordinance minimum requirements — 17 spaces in excess. While this parking proposal does not constitute non-compliance with City standards, it indirectly appears to contribute to the Shoreland OHW parking setback issue noted above, and to issues with impervious site coverage and surface water run-off that may be yet identified. In addition, Lake Elmo has regularly encouraged applicants to initially construct less off street parking than the zoning ordinance prescribes, substituting landscaped "proof of parking" to be constructed in the future if the City determines it to be necessary. The 15 parking spaces along the west side of the site - ® We calculate approximately 1,700 square feet of qualifying parking lot landscape islands. City Code formula based on 100 off-street parking spaces requires 3,000 square feet of qualifying parking lot landscape islands — perimeter landscaping does not qualify. Here again is evidence that the site may be "over -parked". ® Assuming ` T.LF.S." is considered the equivalent of stucco, the exterior elevations of the proposed building comply as to materials with the zoning ordinance architectural performance standards, as does the wall signage proposed. This also assumes that the "face brick veneer" is of at least 4 inches depth. ® No details of the exterior lighting fixtures have been provided to date. The luminaire plan does, however, comply with lighting standards of the City Code on the assumption that the light fixtures (including wall pales, if any) provide 1000/c horizontal light emission cut off — no exposed light source. Findings and Recommendations: As it does not appear that the parking and drive setback from the OHW are varied by normal variance procedure (rather by Council waiver), the only zoning variance to be addressed is that of the structure setback from the OHW. As noted previously, the proposed structure encroachment into the 100 foot setback would appear over a portion of the building wall — the portion where the creek centerline sharply meanders easterly from the generalized flow approximately 50 feet. Had the creek maintained the predominate direction of flow exhibited south of Hudson Blvd. over this section of approximately 75 feet, there would be no structure OHW setback encroachment. Therefore Staff suggests the following Findings regarding the structure OHW setback variance: 1. The property can not be put to reasonable use without the granting of the variance requested. 2. The variance requested results from a circumstance unique to this property. The brief sharp meander of the tributary stream - which otherwise flows generally straight - adjacent to a portion of the site places an unreasonable burden on the design of the site and placement of structures. 3. Granting of the variance will not change the essential character of the neighborhood.