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#2439 Sevice 800, Inc. <br />November 12,1998 <br />Page 8 <br />Analysis <br />The need for most of the required variances is a function of the size of the building in relation to the <br />lot size. The current site plan yields little flexibilit}' for accommodating future changes to access or <br />for conversion to retail uses if that becomes appropriate or necessary. <br />While a significant portion of the site remains in green space, the City code does limit this and any <br />building site under 2 acres, to 15% coverage by structures. The lot coverage ordinance was adopted <br />in 1989, in the context of regulating the proliferation and size of residential accessory buildings as <br />well as to address the 'overbuilding' on small residential properties that is occurring as the lakeshore <br />redevelops. A review of the files related to that ordinance suggests that the 15% limit was <br />never intended to apply to commercial properties, and was never discussed in the commercial <br />context, but as adopted in the ordinance, it does apply to commercial sites under 2 acres. <br />The alternative to granting the requested variances is to recommend that the building be redesigned <br />as a two-story office. This would solve a number of variance issues and would provide much greater <br />flexibility for future uses of the building. <br />Stan' Recommendation <br />Planning Commission should address the following topics in making a recommendation to the <br />Council: <br />1 . Lot coverage variance <br />2. Parking stall variance (accept 'proof of parking'?) <br />3. Parking encroachment into required front yard <br />4. Lack of loading berth <br />5. Review in context of future rear access road: <br />Rear parking setback encroachment <br />Loss of 3 stalls, how/where to make up <br />6. Applicant to address engineering issues <br />7 Landscape plan - need to enhance? Need to more clearly specify materials, ground <br />covers, etc.? <br />8. Lighting plan needed <br />9. Any signage issues? <br />10. Building construction materials - specify? <br />11. Any utility issues? <br />12. MnDOT, MCWD approvals <br />13. Future uses, flexibility, alternatives <br />14. CUP conditions