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Item No: 5A Meeting Date: Sept 7, 2005 Type of Business: Commission Business City of Mounds View Staff Report To: Mounds View Planning Commission From: James Ericson, Community Development Director Item Title/Subject: Consideration of a Variance Request for a Reduced Parking Lot and Driveway Setback at 2832 County Road 10; Planning Case VR2005-010 Introduction: The subject property is a small commercial lot improved with a one-story concrete block building (commonly referred to as the “PAK” Building) on the south side of County Road 10, northwest of the new CVS Pharmacy. The property is zoned B-3, Highway Business Commercial and is designated as Mixed-Use Planned Unit Development in the Comprehensive Plan. A variance is being requested for a reduced parking lot and driveway setback around the periphery of the lot, as shown on the submitted site plan, to promote positive drainage on the virtually flat lot as well as to provide better maneuvering of vehicles. The owners are represented by building manager Rick Perrozzi. The application does specify the extent of the setback reduction being requested. History: The property was recently expanded as a result of the CVS Subdivision. Originally, the lot was 30,500 square feet. After the CVS subdivision, the PAK Building lot increased in area to 45,380 square feet with the addition of 25 feet to the east and 80 feet to the south. The CVS developers (Velmeir) have indicated that they will be responsible for paving and curbing improvements on the PAK site however these improvements have yet to be completed and are now perhaps on hold pending resolution of this variance request. Discussion: Mr. Perrozzi appeared before the Planning Commission on August 17, 2005 and explained his situation and the need for reduced setbacks on the site to promote better drainage and to provide for adequate drive aisle width and turning radius. Mr. Perrozzi indicated that he was meeting engineers at his site that week, and at that time they would have a better idea of how Velmeir (the CVS developer) plans to address the grading and elevations on his site. The following week, Mr. Perrozzi stopped in to City Hall to review two different options provided to him by Loucks McLagen, Velmeir’s civil engineer for the CVS project. Both options mitigate the sharp elevation change between the two properties by grading toward the PAK Building, rather than away from the building. This creates a two percent slope, or, a six-inch drop in the span of twenty feet to the building. Stormwater would flow either north or south and would be diverted away from the building by the adjacent sidewalk or curb. Alongside the building, the north and south slope drops a minimal 0.5 percent, which increases to the south to 1.4 percent. Runoff to the rear of the PAK site would be directed to the south and conveyed via a catch basin into the pond. It does not appear that one plan is better than the other in terms of stormwater management. The only difference appeared to be location of the east-side curb.