Laserfiche WebLink
File «04-2977 <br />January 20,2004 <br />Page 3 of 11 <br />Structural Coverage <br />Total Lot Area Total Structural Coverage <br />68,897 s.f (1.58 acres)Allowed; 10,335 s.f (15%) <br />Proposed: 11,032 s.f (16%) <br />Hardcover Calculations <br />Staff did not require tliat the applicant submit the haidcover calculations in zones. <br />Rather, the applicant had a hardcover analysis completed of the entire property as the <br />building is approxiniately 1,0C0 ’ from Lake Minnetonka, although the soutlrwest corner <br />of the property is approximately 200 ’ from the lagoon that extends north of the main <br />water body. Staff concluded tliat an analysis of the entire propcily was appropriate as the <br />majority of conunercial properties do not meet the hardcover requirements, whether <br />figured in zones or not. Hardcover on the property consists of the following (see attached <br />Exhibit L for more detailed infonnation): <br />Total Area of <br />Property <br />Allowed <br />Hardcover <br />Existing <br />Hardcover <br />Proposed <br />Hardcover <br />68,897 s.f <br />24,114 s.f <br />(35% assuming <br />entire property <br />is in the 500- <br />100 ’ zone) <br />62,106 s.f* <br />(90%) <br />62,106 s.f <br />(90%) <br />NO <br />CHANGES <br />PROPOSED <br />Hardcover Analysis <br />Because the applicant is proposing site improvements associated with the commercial site <br />plan review a hardcover analysis is required. As stated above, the hardcover was figured <br />for the entire site rather than zones due to the commercial nature of the property and tlte <br />amount of hardcover that currently exists. <br />The proposal doesn ’t include any new hardcover. The major changes that should be <br />noted are the entryways and awning which will be placed over existing hardcover. The <br />non-hardcover areas of the site are a small area of grass along the southern boundary of <br />the site facing residential property and a smaller, un-kept landscape area between tire <br />retaining walls separating the lower parking lot from the upper parking lot (see Exhibit <br />04). The proposed hardcover breakdown is as follows (see attached Exhibit L): <br />BUILDING 11,032 s.f <br />LOWER LEVEL GARAGE 2,671 s.f <br />BITUMINOUS PARKING AREA 33,376 s.f <br />CONCRETE WALLS 2,811 s.f <br />GRAVEL PARKING AREA 11.391 s.f <br />RETAINING WALLS 825 s.f <br />TOTAL 90% <br />HARDSHIP <br />The nature of this particular property is retail establishments at the front of the building