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006 <br />01/2«'98 15:08 0612 337 5601 DSU. INC.0003 006 <br />:l <br />■ ii <br />minimum variance necessary. They need to be aware that variances are a <br />solution of last resort. <br />This site W'ith its NURP pond, steep topography, and justifiably stringent <br />Zone 1 and Zone 2 hardcover standards, is a very challenging site on which <br />to build this type of commercial development. However, there are a number <br />of interrelated site issues to fully address prior to any consideration of a <br />hardcover variance. A drainage analysis needs to be conducted to determine <br />if the environmental and hydrological objectives that serve as the basis for <br />the hardcover requirement can be fully met through the use of the NURP <br />pond and on site drainage system. The development team also needs to look <br />at ways of Increasing the site plan efficiency, and reducing building area, <br />parking areas, and surfacing to the minimum necessary. They also need to <br />look at increasing green space wherever possible. <br />The second variance request is for the reduction of the parking setback along <br />County Road 19, from 20 feet to 5 feet. This request involves several <br />issues. As most of the affected parking area is located in Zone 1 and Zone <br />2, the requested reduction of setback green space also increases the <br />percentage of hardcover. A five feet wide setback does not provide <br />sufficient room to plant and grow trees to buffer the parking area. It also <br />may not provide room for adequate unobscured clear 20nes and driver <br />reaction time at the intersections. This proposed development is located at <br />one of the major intersections serving this part of the Lake Minnetonka area. <br />In addition, the proposal does not provide any cushion to accommodate the <br />kinds of changes that can and do occur over time at major Intersections (IE. <br />widening, adding lanes, walks or trails). <br />2i Zoning Amendment <br />. • <br />The daveioper is also requesting an amendment to the zoning ordinance to allow the <br />specific proposed uses within the B-5 District. Depending on tha jinri <br />operation, the proposed coffee shop, bagel shop and pjy?a shnp may be approoriata <br />and desirable for the area. Whether they are suitable to the site depends on the <br />extent that they function as restaurants. As you are aware restaurant usas with <br />significant seating can generate several times the parking need of retail uses. It <br />would be difficult to meet the parking and traffic needs for more that a single sit <br />down type restaurant use on this site. The other retail uses are not identified and <br />are assumed to be uses that are permitted under the current ordinance. The market <br />will determine what uses can be successful at this location. Over time the City may <br />be asked to review and amend the ordinance by adding new uses that meet the <br />intent of the comprehensive plan and ordinance. It is important to understand that <br />this proposed center is located at one of a few major intersections In the area and <br />that It is likely that there will be requests for various uses in the years to come. <br />3. Access and Cin^ulatlon <br />The proposed access to this site includes a two-way entrance that Is too close to <br />the County Road 15/County Road 19 Intersection. The safety and function of this <br />-2-