PC Packet 07-17-2012 - Laserfiche WebLink

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R— Sheet al.1: Parking Garage Details S—Sheet al.0: Site Plan FINDINGS Section 6-540(4). Mixed Residential and Commercial Uses. Section 6-550. Special Use Permit Standards in an MX District. Section 6-560(2). Site Standards. Section 8-130. Special Use Standards. Section 11-030. Minimum Number of Off-Street Parking Spaces Required. SITE CHARACTERISTICS Location: 1820 Old Highway 8 NW Lot Size: 43,252 SF (0.99 acres) Topography: Flat& sloping east Comprehensive Plan Designation: MU, Mixed Use Zoning: MX, Mixed Use Surrounding Land Uses: North: Applewood Pointe Senior Cooperative (residential) South: Long Lake Regional Park East: Old Highway 8 NW West: Applewood Pointe Senior Cooperative &Rush Lake AMENDMENT ANALYSIS The applicant is requesting a special use permit, which would act as an amendment to the previously approved special use permit for a mixed use building with a fourth story. Specifically, the request would alter the approved use for the fourth story from residential to office. Obviously,the mixed use component would be eliminated. The applicant submitted plans that were prepared in late 2010 that were originally submitted with the building permit for the office shell finish (see attached plans). The first thru fourth level plans indicate occupancy square footages. This information pertains to Building Code requirements. However, these square footages essentially represent the usable square footage of the floors. This information is useful to determine whether the property can support, from a parking perspective, four floors of office. Additionally, the plans indicate how many underground parking stalls and surface parking stalls exist. Parking Impacts Being the building shell and site are finished, the primary concern with the change in use of the fourth floor is the impact on available off-street parking. The two residential units previously approved required 6 parking stalls (2/unit + 1 visitor stall/unit). Conversion of the 3,113 SF forth floor to office would demand nearly 16 parking stalls (1/200 SF). This equates to 10 additional parking stalls. Normally, parking is calculated by using the gross square footage (footprint of the building x the number of floors) minus 10%. The thought of calculating parking in this manner is that the interior design of the building is typically not finalized at the planning stages and by deducting 10% you're accounting for unusable space, such as stair wells and elevator bays. Because the applicant prepared a shell finish, they were required under the Building Code to calculate occupancy loads. This produced a more finished set of plans deducting stair wells and the