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Flit •04.29T7 <br />January 20.2C04 <br />Patt3arn <br />Structural Coveraee <br />j Total Lot Area Total Structural Coverage <br />j Allowed: <br />I Proposed: <br />68,897 s.f. (1.S8 acres)10,335 s.f (15%) <br />11.032 s.f (16%) <br />Hardcover Calculations <br />Staff did not require that the applicant submit the hardcover calculations :n zones <br />Rather, the applicant had a hardcover analysis completed of the entiie property as the <br />building is approximately 1,000’ from Lake Minnetonka, although the southwest comer <br />of the property is approximately 200’ from the lagoon that extends north of the main <br />water body. Staff concluded that an analysis of the entire property was appropriate as the <br />majority of commercial properties do not meet the hardcover requirements, whether <br />figured in zones or not. Hardcover on the properly consists of the following (see arached <br />Exhibit L for more detailed infomiation)- <br />Total Area of <br />Properly <br />Allowed , <br />Hardcover <br />Existing <br />Hardcover <br />Proposed <br />Hardcover <br />68.897 s f <br />24.1l4s.i <br />(35% assuming <br />entire property | <br />is in the 500- <br />100* zone) <br />62,106 s.f <br />1 (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 lequired. As stated above, the hardcover was figured <br />for the entire site rather than zones due to the commercial nature of the property and tlie <br />amount of liardcover tlut currently exists. <br />The proposal doesn ’t include any new hardcover. The major changes that should be <br />noted arc 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 Uie southern hour. ’ iry of <br />the sue facing residential propeny and a smaller. un>kept landscape area between tl:e <br />retaining walls separating the lower parking lot from the upper parking lot (see Exhibit <br />04). The propc-ed hardcover breakdov n is as follows (see attached Exhibit L) <br />BUILDING 1 1.032 s.f ' <br />LOWER LEVEL GARAGE 2.671 s f. j <br />BITUMINOUS PARKING AREA i1 33.376 sf <br />CONCRETE WALLS |1 2.811 sf j <br />GRAVEL PARKING AREA '11.391 sf <br />RETAINING WALLS 825 s.f 1 <br />TOTAL 90% 1 <br />HARDSHIP <br />The nature of this particular property is retail establishments at the from of the building