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7 PCSR 10-28-1993 r'Q/ AK ITEM 7 TJity of / TO: PLANNING COMMISSION 1 13 River FROM: STEVEN B. ACH, CITY PLANNER DATE : OCTOBER 28, 1993 SUBJECT: PRELIMINARY PLAT AND CONDITIONAL USE PERMIT REQUEST BY DENNIS CHUBA/PUBLIC HEARING, CASE NO. P 93-11, CASE NO. CU 93-35 REQUESTED ACTION A. Preliminary plat to subdivide . 75 acres into seven commercial lots . B. A conditional use permit for a zero lot line development. LOCATION Southeast corner of Freeport Avenue and Main Street. ZONING/LAND USE C2 (Office District) / CB (Central Business District) 411 ATTACHMENTS Location Map, Zoning Map, Preliminary Plat, Site Plan, Property Owners List BACKGROUND Dennis Chuba is proposing to construct a new office building on the subject property. The Planning Commission and City Council recently approved a variance to the side yard parking setback to allow a parking area to be installed between the two office buildings . In addition, a code amendment was recently passed allowing zero lot line developments as a conditional use permit. Zero lot line development will allow each unit within the building to be sold separately. ANALYSIS The preliminary plat submitted by Dennis Chuba corresponds with the site plan proposed for the site. I have attached a copy of the site plan that was presented to the Planning Commission as part of the variance report. The proposed building is shaded as well as the property lines have been enhanced to see the common walls that will be constructed as part of the zero lot line development. Specifically, Lots 1-4 , and Lot 6 will have • actual building space associated with them. Lot 5 and Lot 7 will be used as common courtyard space and parking lot, respectively. P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Freport Financial Bldg. Page 2 October 28, 1993 • In the C2 zone there is no minimum lot size or width requirement. Therefore, the lots, as proposed, should be reviewed on their own merits . As mentioned earlier, this is not a typical subdivision. The primary purpose with this request is to divide the property allowing lots to be sold to the tenants of the building while maintaining Lot 5 and Lot 7 as common space for use by the multiple owners of the building, which would be covered in some association agreements . The conditional use permit is necessary to specifically address the zero lot line development situation. UTILITIES/STREET Existing sanitary sewer and water main are located in Main Street. The proposed building will be able to obtain its utility services from this particular line. Lastly, adequate right-of-way is in place along Main Street and Freeport Avenue, therefore, no additional right-of-way will be necessary as part of this plat. PARK DEDICATION Payment of park dedication in the amount of $1, 125 will be required. This fee is based on the commercial park dedication rate of $1,500 per acre. RECOMMENDATION Staff recommends approval of the following: A. Preliminary plat to subdivide . 75 acres in to seven commercial lots with the following conditions : 1 . PAYMENT OF PARK DEDICATION IN THE AMOUNT OF $1, 125 . 2 . APPROVAL OF FINAL PLAT BE CONTINGENT OF THE PROPOSED OFFICE BUILDING BEING CONSTRUCTED. 3 . ASSOCIATION DOCUMENTS FOR THE OFFICE BUILDING AND COMMON SPACE BE PROVIDED TO THE CITY AND RECORDED WITH SHERBURNE COUNTY. B. Conditional use permit request for a zero lot line development based on the seven criteria for granting a conditional use permit with the following condition: 1 . ALL COMMON WALLS BE CONSTRUCTED TO MEET THE SEPARATION REQUIREMENTS AS SET FORTH IN THE UNIFORM BUILDING CODE. IN K IV '. ® MI ...inIFI r 1 e , vA'e -2 k4 p' `IA 4- uK tom{ o ": EL" S EN ..., I"1:..1 a.0 .' ' r,• F7.41 iiiiEl usa l It; in x', .,'• a - n 1,412; (4 ,e• 117,77:-.3., iti,b,VW' t t:,.,,4_41': . 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[II Ric ZONING MAP ` FbodplaNt IR2I Two Family R.sldntisl IC3I Highway Commercial Agricultural Conservation ® Two Ferrety Residential I� Light Industrial [MW Single Family R.eid.ntW 1R3 I Townhouse/Multiple Family Residential [12] Medium industrialRt single Family Residential [R4I Mult1l.Family Residential 1C3[ P^rl Solid West.Facility �1 `\ [RidI SMgi. F.miy R.sldental I Planned Unit Darelopment (ATI Antenna Tower `( dI Single Family Residential n Central Commercial\l [MEI Mineral Excavation �j • ( ® woos Family Residential Ti Of tics DlWlci `i, City of •v CASE ? I f EllyRiver P.O. Box 490 . 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 -.- - ..,-' 7 q'. / i' )! II ' y,, - _ -yam I I ' I rS I� N00`21120°! W 165 PLAT; 165.¢0 MEAS. 4., �\ • s s3.6ti I , Ilz l� -le, ---185— . m .1 / may /` N 10 I{�1 6'6 II ri 1 �` I (It' ll / y II •. ..• 41 �" J IlizI1 I I / / I I I 1 / /r ; I 1 N I I co ' - 112 7/ 1 ,1 J I YD o IIJ I e 15 13 54I T I i/ gl ! _� I .� I� /. p + - I I / I I; W/ 5, I r I I I -�, N •I Iw>; I I P IJ I/ I 145 13 rn " / '� i - ° / ! w I /� I (a I _ / � ;� ; ..9. i (0 h CO / m - r nT LT- ! I ! , 7.1 / —i I 1 -----------"‹ , 0 1., II © � '__"_ 112 1 , —1 K`, r r 1 DI ' ' I I I- �I i i 1 1 D ' I I i iI JI 9 N r II �- �' I I I ?I I )P,J it ' . 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D a i. 10' VARIAN E,ALONG THIS PRO"ER Y SINE `-'Z7 lt^ 0w0 r i `" ° cN c • • m I T MIiiim r D Z n —` Z v EVANS ST.. f .•. D _ `Yr •' a:1-_• ` c x r ,� ,� .-�-!:.: �t FREEP 1......r.,,K.n • ,Tod.. Am ..T...NI.,o. ..on . �., :: .: � q.� _ ORT FINANCIAL `t: ;. ::D,';,:.(a,,TG•T,T,( ..t.•„C, 04,.C.,i St ��• 4�';y��� {-;�,..'..•T ..l•` :.i, pay.` • -SHERBUR# COUNTY ABSTRACT & TITLE CO. - iPAT RASMUSSON PRESIDENT August 31, 1993 CATHY BAILEY SEC./TREAS. BONI CULLEN MANAGER Based on the examination of real estate records I find the following are property owners within 350 foot radius of the land described as Lots 1, 2 & 3, Block 21, Village of Elk River, Sherburne County, Minnesota. Craig Willey, 11049 192nd Ave NW, Elk River, MN 55330 Daniel Hageseth, 14627 190th Ave, Elk River, MN 55330 William Anderson, 401 2nd St NW, Elk River, MN 55330 Richard Homan, 419 3rd St NW, Elk River, MN 55330 Al LeFebvre, 431 3rd St NW, Elk River, MN 55330 Judith Weber, 403 3rd St NW, Elk River, MN 55330 Donald Wimperis, 430 Main St, Elk River, MN 55330 Jerry Truhn, 426 Main St, Elk River, MN 55330 Jody Erickson, 420 Main St, Elk River, MN 55330 Richard Sederberg, 414 Main St, Elk River, MN 55330 Fairview Hosp & Health Case, 2312 So. 6th St, Mpls. , MN 55454 C.L. & B. W. McGhee Family Trust, 1702 Hilltop Lane, Arlington, TX 76013 Jody Veek, 210 Evans Ave NW, Elk River, MN 55330 Eugene Chouinard, 14513 192nd Ave NW, Elk River, MN 55330 • Kenneth James, 126 Evans, Elk River, MN 55330 John Harstad, 251 Main, Elk River, MN 55330 Lyle Collins, 329 2nd St NW, Elk River, MN 55330 Catherine Sabraski, 323 2nd St NW, Elk River, MN 55330 Irene Stromberg, 319 2nd St NW, Elk River, MN 55330 Laura Dziuk, 129 Evans Ave NW, Elk River, MN 55330 Mollie Blackburn, 302 2nd St NW, Elk River, MN 55330 Richard Wester, 310 2nd St NW, Elk River, MN 55330 Norman Larson, 324 2nd St, Elk River, MN 55330 Arden Krinke, 1958 Main St, Elk River, MN 55330 Jerry Smith, 24860 147th St NW, Zimmerman, MN 55398 Arnie Billmark, 9420 Ermine Blvd. NW, Anoka, MN 55303 Cecil Wright, 408 2nd St, Elk River, MN 55330 Arnold Trombley, 321 3rd St NW, Elk River, MN 55330 Eugene Kreuser, 13764 NE 95th St, Elk River, MN 55330 Irma Jenne, 319 3rd St NW, Elk River, MN 55330 Wallace Nystrom, 317 3rd St NW, Elk River, MN 55330 Kenneth Parker, 313 3rd St NW, Elk River, MN 55330 Jerome Bromen, 315 3rd St NW, Elk River, MN 55330 Norma Dunn, 311 3rd St NW, Elk River, MN 55330 Donald Ellingson, 309 3rd St NW, Elk River, MN 55330 Earl Peterson, 305 3rd St NW, Elk River, MN 55330 Lila Dehn, 307 3rd St NW, Elk River, MN 55330 Virginia Roper, 293 Evans Ave NW, Elk River, MN 55330 Ronald Hetrick, 297 Evans Ave NW, Elk River, MN 55330 • James Rossman, 406 Main St, Elk River, MN 55330 Donald Driessen, 324 Main St, Elk River, MN 55330 CONT. 317 KING AVENUE • ELK RIVER, MINNESOTA 55330 • (612) 441-3280 Imir r•esata ML7 4 Affiliated with American Land Title Association • r SHERBURAff COUNTY ABSTRACT & TITLE CO. - • PAT RASMUSSON PRESIDENT CATHY BAILEY SEC./TREAS. BONI CULLEN MANAGER CONT. - page 2 Hugo Meyer, 312 Main St, Elk River, MN 55330 City of Elk River, 720 Dodge Ave NW, Elk River, MN 55330 • T4 I & 0 /tJte i we • •?R� � , '+ TRl r _,,,_,$)_4,. "'.'4:-,474.1c of 1A\V;t`'s% • ej°pauaaNats� • 317 KING AVENUE • ELK RIVER, MINNESOTA 55330 • (612) 441-3280 issiisrsesota IMLTA /a..d rids asi Affiliated with American Land Title Association