6.1. SR 03-16-1998ity of
River
TO:
FROM:
DATE:
SUBJECT:
Item # (¢./.
MEMORANDUM
Mayor and City Council
Steve Ach, City Planner~g/~
March 16, 1998
Request for Variance by Guardian
Angels of Elk River, Inc., Public
Hearing Case No. V 97-21
Issue
Guardian Angels of Elk River is requesting a variance to the maximum
allowable impervious surface coverage of 25% as set forth in the Shoreland
District.
Location
The northeast corner of Highway 10 and Joplin Street.
Zoning/~and Use
PUD (Planned Unit Development) / CC (Community Commercial) and HR
(High Density Residential)
Attachments
· Development plans dated 3/2/98
· Development plans dated 1/20/98
Overview
The City Council has approved Guardian Angels request for a mixed use
planned unit development consisting of twenty townhome units, 80 units of
assisted living and a commercial component located at the intersection of
Joplin and Highway 10. The exact square footage of the commercial will be a
function of the allowable impervious coverage that is allowed by the variance
request.
13065 Orono Parkway * P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo/Mayor and Council/V 97-21
March 16, 1998
Page 2
Modifications to the Development Plans
Since the last City Council meeting, Guardian Angels has revised their
development plans to reduce the amount of impervious (building and
pavement) coverage in both tier 2 and tier 3. Modifications to the plan
include adjusting the entrance drive and internal roadway system around the
assisted living to provide for a more efficient use of the driving and parking
areas to increase the amount of pervious (landscaped) area. For example, the
driveway between the assisted living and proposed commercial will now
basically consist of a parking lot as opposed to a drive through roadway for
access to the townhomes. Although the roadway will still be connected, cut
through traffic will be discouraged with signage and further attempts in the
design of the parking lot.
Along with the changes to the driveways and parking area, the commercial
building has been reduced in size from 43,000 sq. ft. down to 24,000 sq. ft.
The building is still proposed to be a two story commercial building with a
maximum height of 40 feet. The footprint of the commercial building would
be 12,000 square feet to once again, minimize the amount of impervious
coverage area as recommended in the Shoreland District.
The previous plans dated 1/20/98 included an impervious coverage in tier 2 of
49% and in tier 3 of 40%. The revised plans dated 3/20/98 have an
impervious coverage of 35% in both tiers 2 and 3. The Planning Commission
had recommended approving a variance to allow 30% total impervious area
in both tiers 2 and 3.
Recommendation
It is recommended the City Council approve the variance request by
Guardian Angels to allow a maximum impervious surface coverage in tiers 2
and 3 of 35%, the following findings would be suggested:
LITERAL ENFORCEMEN OF THE SHORELAND ORDINANCE IS DIFFICULT
BECAUSE OF THE MIXED USE PLANNED UNIT DEVELOPMENT PROPOSED FOR
THIS SITE.
THE PROPERTY HAS SOME UNIQUE CHARACTERISTICS IN THAT IT IS
BOARDERED BY A STATE HIGHWAY (10) AND IS ENTIRELY WITHIN THE
SHORELAND DISTRICT. THE VARYING SHORELAND ALSO CONTRIBUTES TO THE
SPECIAL CONDITIONS WHICH APPLY TO THE PROPERTY.
OTHER EXISTING COMMERCIAL ESTABLISHMENTS WHICH ARE SANDWICHED
BETWEEN STATE HIGHWAY 10 AND LAKE ORONO HAVE RIGHTS THAT WOULD
NOT BE ENJOYED BY GUARDIAN ANGELS IF A VARIANCE WAS NOT
GRANTED.
f:\shrdoc\councilXv97-2 lx.doc
Memo/Mayor and Council/V 97-21
March 16, 1998
Page 3
4.
THE AMOUNT OF THE VARIANCE IS MINIMIZED BY CONSTRUCTING A MULTI-
STORY BUILDING TO REDUCE THE AMOUNT OF IMPERVIOUS AREA.
FURTHERMORE, THE IMPERVIOUS AREA WHICH EXCEEDS THIS ORDINANCE IS
OCCURRING AS FAR AWAY FROM THE LAKE AS POSSIBLE.
THE VARIANCE WILL NOT BE INJURIOUS OR ADVERSELY AFFECT THE HEALTH,
SAFETY OR WELFARE OF RESIDENTS. THE USE OF STORM WATER
MANAGEMENT PONDS HAVE BEEN SIGNED ACCORDINGLY AND WILL TREAT
THE RUNOFF PRIOR TO DISCHARGE INTO LAKE ORONO.
~\shrdoc\council\v97-21x.doc
GUARDIAN ANGELS BY THE LAKF.
TIER 1
TOTAL SQUARE FOOTAGE 235,605 S.F.
ZONING D1SiRICT Section 900.12 (6), 904.14 (5)
BUILDINGS 20 Townhomes; No Commercial Buildings
BUILDING COVERAGE 36,000 s.f.
HARD SURFACE 78,584 s.f.
TOTAL IMPERVIOUS 114,584 s.f. 48%
TOTAL OPEN SPACE 121,021 s.f. 52%
SETBACK FROM ORDINARY HIGH WATER LEVEL
Section 904.14 (5) (B) (iii) Co) 50 feet (minimum setback) + 25% of minimum setback = 62.5 feet
BUILDING SETBACKS Section 900.18 30' (front), 10' (side), 10' (rear)
PARKING Section 900.24 (12) (B) (vii) Two spaces per unit
171,162 S.F.
TIER 2
TOTAL SQUARE FOOTAGE
COMMERCIAL PUD
ZONING DISTRICT Section 900.12 (9), 904.14 (6)
BUILDINGS
80 Units Assisted Living; No Commercial Buildings
BUILDING COVERAGE
34,000 s.f.
HARD SURFACE
25,887 s.f.
TOTAL IMPERVIOUS
59,906 s.f. 35%
TOTAL OPEN SPACE
111,255 s.f. 65%
BUILDING SETBACKS
Section 900.18
30' (front), 10' (side), 25' (rear)
PARKING REGULATIONS Section 900.24 (12)
Parking Setbacks: 10 fl. from all property lines
Senior Citizen Housing: Req'd One (1) space per unit & one (1) per employee
Assisted Living:
Typical - 1 space per 2 units
(52 spaces shoben)
TIER 3
TOTAL SQUARE FOOTAGE 101,905 s.f. (Includes Tier 4 below)
ZONING DISTRICT Section 900.12 (11) C-2 - Office District: Government, business and professional offiees
BUILDINGS 24,000 s.f. Commercial Building (Two story)
BUILDING COVERAGE 12,000 s.f.
HARD SURFACE 23,666 s.f.
COMMERCIAL PUD
TOTAL IMPERVIOUS 35,666 s.f. 35%
TOTAL OPEN SPACE 66,239 s.f. 65%
BUILDING SETBACKS Section 900.18 25' (front), 20' (side), 40' (rear), 40' (height)
PARKING REGULATIONS Section 900.24 Parking Setbacks: 10 ft. from all property lines
Office Building: Req'd One (1) space per 300 s.f. of floor area = 80 spaces
TIER 4
ITOTAL SQUARE FOOTAGE
5,959 s.f. Included in the above I
yi'os~e~ Wdght A~'chitec~, PA.
COMMERCIAL PLANNED UNIT DEVELOPMENT EVALUATION
GUARDIAN ANGELS OF ELK RIVER, INC
TIER t
Page
RESIDENTIAL PUD
TOTAL SQUARE FOOTAGE 235,605 S.F.
ZONING DISTRICT Section 900.12 (6), 904.14 (5)
BUILDINGS . 20 Townhomes; No Commercial Buildings (See attached floor plan)
BUILDING COVERAGE 36,000 s.f.
HARD SURFACE 78,584 s.f.
TOTAL DMPERVIOUS 114,584 s.f. 48%
TOTAL OPEN SPACE 121,021 s.f. 52%
ETBACK FROM ORDINARY HIGH WATER LEVEL Section 904.14 (5) (B) (iii) (b) 50 feet (minimum setback) + 25% of minimum setback = 62.5 feet
BUILDING SETBACKS Section 900.18
30' (front), 10' (side), I0' (rear)
PARKING Section 900.24 (12) (B) (vii) Two spaces per unit
TIER 2
TOTAL SQUARE FOOTAGE 171,162 S.F. '
ZONING DISTRICT Section 900.12 (9), 904.14 (6) :
BUILDINGS
COMMERCIAL PUD
BUILDING COVERAGE
HARD SURFACE 49,019 s.f.
TOTAL nMPERVIOUS 84,639 s.f. 49%
TOTAL OPEN SPACE 86,523 s.f. 51%
BUILDING SETBACKS Section 900.18 30' (front), 10' (side), 25' (rear)
80 Units Assisted Living; No Commercial Buildings (See attached floor plan)
35,620 s.f. ;
'ARKING REGULATIONS Section 900.24 (12)
TIER 3
TOTAL SQUARE FOOTAGE 95,946 S.F.
ZONING DISTRICT Section 900.12 (11)
Parkin$ Setbacks: 10 t~ from all property lines
Senior Citizen Housing: Req'd One (1) space per unit & one (1) per employee
Request variance (60 spaces shown)
COMMERCIAL PUD
BUILDINGS
BUILDING COVERAGE
HARD SURFACE 25,331 s.f.
TOTAL IMPERVIOUS 38,331 s.£ 40%
TOTAL OPEN SPACE 57,615 s.f. 60%
BUILDING SETBACKS Section 900.18
PARKING REGULATIONS
Section 900.24
C-2 - Office District: Government, business and professional offices
43,000 s.f. Commercial Building
13,000 s.f.
25' (front), 20' (side), 40' (rear), 40' (height)
Parking Setbacks: 10 fk from all property lines
Office Building: Req'd One (1) space per 300 s.f. of floor area = 133 spaces
5 stalls must be accessible (13ft. x 20fl.)
(133 spaces shown)
TIER
TIER 3
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