11-16-1998 Planning Packet - Laserfiche WebLink

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"2439 Ser^'lce 800, Inc November 12,1998 Page 5 D. 6. The landscaping plan includes 5 trees across the Highway 12 frontage, I tree at the right rear comer, and a row of shrubbery along the east side of the building. Applicants plans should more clearly specify which spaces along the building perimeter will be green spaces, and the types of ground cover specified (grass vs. landscape rock. etc.). The B-1 District standards do not set specific green space requirements. Green space constitutes approximately 25% or 34% of the site depending on the parking scheme, as follows: Full Parking Development (45) 25% green space 26% building footprint 49% parking and sidewalks Initial Proposed Parking (361 34% green space 26% building footprint 40% parking and sidewalks With the apparent proposed grade change between this site and the Wear shopping center next door, coupled with the parking being as near as 3' to the lot line, there is little opportunity for any significant landscaping between the two sites. The issue of parking lot setbacks is of some concern. Note that the existing sidewalk is completely within the right-of-way of Highway 12 (constmcted at the shoulder) and leaves 15'-30' of green r.o.w. between the front lot line and the sidewalk, enhancing the appearance of open space. This results in a visual green space between Highway 12 and the proposed parking lot of from 20' to 70’ in depth. It is unknown to staff whether future upgrades of Highway 12 will make use of this space. The 20' front yard requirement is met on average, although portions of the parking lot encroach into that 20'. This is due to the shape of the lot, and may constituie an adequate hardship for the variance. There is no side vard requirement for B-1, hence parking is allowed to within 3' of the side lot line under staffs interpretation of Sections 10.40 Subd. 6 and 10.61 Subd. 5B. It could be argued that the triangular MnDOT property at the southwest comer of the site is a side street, however, and it is possible that future access to the adjacent Otten site will be from this location. In this case, there should be a 10' setback from the west lot line to the first parking stall. This would also have an impact on building setback requirements; setback from a side street is required to be 35’, and the building is only 15’ from the lot line at this comer. However, it may be a stretch to say that this expanded MnDOT right-of-way is a street for setback purposes, and staff does not view this as a variance situation. Parking at the rear of the property is conforming in location, being 3' + from the rear lot line and 10’ + from the R-1A boundar\'. However, see the comments in item #1 above. Snow storage is likely to become an issue if the parking lot is fiilly used for parking. There is little area on the site that could be used for snow storage.