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Bridges Technology Park Phase II Planning Case 514-98 April 27, 1998 Page 2 Drainage. Wetland Considerations and Wetland Buffer Permit: This lot was platted as part of the North Star Industrial Park 2nd Addition. At the time of platting, a comprehensive drainage plan was prepared which identified the ponding requirements for Lots 1, 2 and 3. The major wetland along the western boundary of these lots was also delineated at that time. The applicant is proposing a drainage system which coordinates with the earlier plan. There will be a storm drain at the rear of the building to capture the building a parking lot runoff, directing it to the existing stormwater retention/detention pond behind the existing building. The runoff in the front of the building will drain into a catch basin which is then directed to the City of Blaine's storm sewer under Coral Sea Street. Because work is being done within 100 feet of the wetland, the applicant will need to have a wetland buffer permit approved by the City. According to the site plans, the new parking area and drive aisles will be a minimum of ten feet from the delineated edge of the wetland. Nowhere will the construction encroach into the wetland. The existing building and parking lot come within 18 feet of the wetland, but no closer. Rice Creek Watershed District has reviewed the applicant's drainage plans and has approved the issuance of a watershed district permit for the site. Parking: The parking ratios as required in the City Code for office and warehouse uses are as follows: Office: 3 spaces plus 1 per 175 square feet of floor area Warehouse: 8 spaces plus 1 per 500 square feet of floor area The applicant has provided a master site plan for both lots 2 and 3 showing the parking for the existing and proposed buildings. Altogether, a total of 200 spaces would be required for both buildings, with a total of only 168 stalls being proposed. The remaining 32 required stalls are shown as "proof of parking" on the master site plan, along with 14 additional stalls as future parking, for a total of 46 future stalls. The proof of parking can be allowed with the approval of a variance by the Planning Commission. Utilizing proof of parking to reduce the number of parking stalls constructed on the site will serve to lessen the potential impact to the natural environment. Last year, the Planning Commission approved a similar variance for neighboring ZEP manufacturing by adjusting the office and warehouse parking ratios on the condition that the spaces be constructed if needed in the future. The parking ratios would be adjusted as follows to allow for the provision of 169 stalls. The site plan shows 171 stalls and thus would beet the revised ratios. Office: 3 spaces plus 1 per 175 square feet of floor area= 3 + 93 = 96 Warehouse: 8 spaces plus 1 per 750 square feet of floor area= 8 + 65 = 73 169