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September 14, 2021 Page 6 Interstate’s goal is to create workforce attainable housing without the utilization of TIF, grants, tax credits or subsidy from government and nongovernment agencies. Interstate is currently targeting rents ranging from $1,300 / month for a 1-bedroom unit and $2,350 for a 3-bedroom unit. Site Plan Review Summary Proposed Bank Facility – 2654 Kenzie Terrace The new bank building would be just over 6,000 square feet, revised slightly upward from the original proposed plan. The site currently has no direct access to Kenzie Terrace as the property has been vacant for many years. A new curb cut would be located at the westerly corner of the site. This access will require approval of Hennepin County at Kenzie Terrace is a County roadway. As discussed at the Planning Commission, Hennepin County staff have indicated via email that they approve of the proposed access location. Final permitting would still be subject to County approval. Circulation. Traffic would also have access from the alleyway at the southeast corner of the site. This alley has been identified as a potentially important street for long-term redevelopment of the commercial areas surrounding the subject site. Noted in this regard, however, would be the need to convey a small corner of the site to the city from the larger parcel. That corner extends into the alley, and with transfer of the property to a private party, the city would want to retain all areas that impact the alley layout. To this end, staff has recommended that the applicants participate in that minor subdivision process concurrent with the final land transfers. Traffic entering the site would have access to parking along the front entry portion of the building, flanking both sides of the entrance drive. A total of 21 parking spaces serve the building, a ratio of one space per 277 square feet gross. The building contains more than 1,000 square feet of non-productive space (restrooms, breakroom, storage, mechanical). Discounting those spaces, the ratio is one space per 228 square feet net. The zoning ordinance requires at least one space per 300 square feet. The proposal is consistent with this aspect of the code. One issue with the proposed site plan is the location and access to the drive-through window services. The plan shows that area on the southeast side of the site, with three lanes. Traffic existing the drive-through would circulate via an exit lane around the building to the north, and then to Kenzie Terrace. The issue with this design is the lack of drive-through stacking area. With more than two cars in any of the lanes, conflicts would result from vehicles stacked into the main drive lane. Staff would typically look for at least 4 spaces per lane to stack vehicles in a bank drive-through. One option would be to flip the building to place the drive-through window and lanes on the Kenzie Terrace portion of the site. In this way, what is now a long exit lane would provide stacking for drive-though customers. It is further noted that the drive-through canopy encroaches into the 25 foot setback from the alley. This would be an aspect of PUD flexibility. 38