03-13-2017 Council Packet - Laserfiche WebLink

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17-3899 2060 Wayzata Blvd. February 21, 2017 Page 3 Taking into account that one of the two play areas encumbers a total of 6 stalls as depicted; a total employee count of 20 per the submitted materials; plus 4 stalls at one time used for drop-offs; the proposed use would appear to need approximately 30 stalls, leaving 72 stalls available for other future uses of the site. If the other four buildings were constructed and used for office as originally anticipated, the proposed daycare use would potentially reduce the parking availability below the established minimum requirements. Note that it appears the wear course of bituminous has not been installed on the parking lot. Site Vehicle Circulation. Use of the northerly portion of the parking lot for a play area eliminates 6 parking stalls and the "back-up" apron that was required in the original parking lot approvals. This makes the remaining stalls abutting the play area less functional. It would be important that a detailed site plan be submitted for the play area, showing how it will be fenced off, how it will be accessed, and its relationship to the adjacent parking area. The site currently does not have the capacity for a loop or drop-off lane, and all vehicles dropping of or picking up children would have to park in a defined stall. Vehicular Access to Wayzata Boulevard. The property currently has only right in — right out direct access to Wayzata Boulevard, but does benefit by existing easements through the adjacent Orono Woods Senior Housing parking lots to access Brown Road and the signalized intersection at Brown & Wayzata Boulevard. Planned removal by Hennepin County of the median in Wayzata Boulevard and creation of an opposing center left turn lane will result in full access directly to Wayzata Boulevard for this property. That access change is anticipated to occur within the next two years. Future Access Connections to Adiacent Properties. This site was originally approved to include the potential for future access to properties to the west, for two possibilities: 1) to provide for a segment of a planned 'backage' road between Brown Road and Willow Drive; and 2) to provide access to full -turning -movement intersections along Wayzata Boulevard. Near the south end of the site, the parking lot was provided with an apron extended to the adjacent property at 2120 Wayzata Boulevard, in anticipation of a shared access to Wayzata Boulevard directly across from Shaughnessy Avenue. This access is currently open; whether easements have been granted to cross the 2120 property is unknown. At the north end of the site, access to a potential backage road consisting of connected segments of Sugar Woods Outlot D and East Willow Woods Outlot C was established via the parking lot design. Easements through 2060 Wayzata Boulevard were required but never created. With the turnback of Wayzata Boulevard from MnDOT to Hennepin County, the original intent to limit individual driveway access to Wayzata Boulevard has been replaced with a philosophy of creating a business -friendly traffic movement environment in the Long Lake business district, hence the backage road appears to be no longer necessary. While fencing off the northwesterly portion of the parking lot would further act as a barrier to future backage road connections, it appears that such a connection is not likely to ever be required. In the event that the backage road is improved, it would be to the property owners' benefit to connect, providing their customers with additional access options. A minor modification to the parking lot and play area could be considered at that time. Building_ improvements. The interior improvements and layout of the building are depicted in the drawings provided, and a building code review has been provided by the applicants. Lighting. The applicants' submitted building layout plans do not propose additional lighting. Parking lot lighting was completed by the original developer. Applicants have not indicated the need for any additional exterior lighting. If any new exterior lighting is proposed, photometric plans should be provided to ensure glare does not impact the adjacent residential properties.