Loading...
5.1 PCSR 02-28-1995 ,,Q( AK ty of ,tiMEMORANDUM �lkRivrSSeTO: PLANNING COMMI I N N0. 5. 1ITEMO FROM: TROY LANGER, PLANNING INTERN DATE: FEBRUARY 28, 1995 SUBJECT: A CONDITIONAL USE PERMIT REQUEST PHOENIX ENTERPRISES, PUBLIC HEARING, CASE NO. CU 95-01 REQUEST Phoenix Enterprises has submitted a conditional use permit application for a zero lot line development. LOCATION Southeast corner of Highway 169/193rd Avenue N.W. • ZONING / LAND USE C-3 (Highway Commercial) / HB (Highway Business) ATTACHMENTS Location Map, Zoning Map, Land Use Map, Site Plan Map, Letter from City Engineer, Letter addressed to Mr. Gongoll INTRODUCTION Phoenix Enterprises, LLC, is proposing to construct an approximate 24,000 square foot commercial center on Lot 2, Block 1 Hillside Crossing South. In addition, the parking and driveway area, as proposed, would be paved up to the property line and allow traffic to access additional sites without leaving one site to enter another. In order to accommodate this type of development, a conditional use permit for a zero lot line development is required. This conditional use permit is for all three lots in both the Oak Parc Plaza and Hillside Crossing South developments. • 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Phoenix Enterprises CU 95-01 Page 2 February 28, 1995 • The proposed development is located in a replated area that was referred to as an Outlot in the Oak Parc Plaza development. That Outlot is being replated into Hillside Crossing South. That plat is a separate item. The reason this item is being brought before the Planning Commission is the zero lot line item associated with the development. The development without the zero lot line issue would meet current C-3, Highway Commercial, zoning requirements. Also attached, is a letter addressed to Mr. Gongoll addressing concerns related to the site plan review of the proposed development. ANALYSIS The zero lot line development is not being done to circumvent the current setback requirements. It is being request to allow an improved traffic pattern between all sites. The main issues associated with a zero lot line development for a common parking area and common drive area are: III - Make sure the parking area has a mutual benefit for each of the properties. - Proper cross-access and cross parking agreements are prepared and executed between commercial and Super America sites as well as the commercial and office sites. - The maintenance and future repair of areas located on property lines is maintained and a mutual agreement between property owners exist to maintain those areas. SITE PLAN REVIEW Since this development is a permitted use, a specific review of the development plans has been completed by the Concept Review Committee. However, the following is an overview of issues associated with the development: Landscaping • The Super America site, Lot 1, Block 1, Oak Parc Plaza, already has some landscaping adjacent to the proposed commercial development. It would not s:/planning/troy/p c-cup 01 Phoenix Enterprises CU 95-01 Page 3 February 28, 1995 • be necessary for extensive landscaping by the commercial development to landscape this area. Landscaping may be concentrated in other areas. Located on Lot 2, Block 1, Hillside Crossing South, is approximately twenty (20) existing mature evergreen trees. These trees should be protected and be used as a credit in the calculating for landscaping requirements. No additional plantings are being proposed along Highway 169. After discussing the submitted landscape plan, which does not indicate additional trees or plantings being placed in the area along Highway 169, the applicant addressed concern of visibility with the development. It is the desire of the applicant to have this area remain open for improved visibility of the site from Highway 169. Staff is of the opinion that the applicant should provide landscaping similar to Elk Park Center or Hillside Crossing to help improve the image of the Highway 169 corridor. Parking Area The parking area should be constructed with a bituminous surface and bounded with B612 concrete curb and gutter. Curb-islands should be used to better indicated the intended traffic pattern for the parking lot area. • Common Drive Area This common drive area between Lot 1, Block 1, Oak Parc Plaza and Lot 2, Block 1, Hillside Crossing South, as well as the common drive area between Lot 2 and Lot 3 should provide a traffic pattern that works with both sites. There is particular concern between Lot 1 and Lot 2. Lot 1 is the existing Super America site and already contains an existing traffic pattern. The addition of a new access/exit into and from this site may effect the current traffic pattern. The applicant should contact the property owner of this site and receive a letter indicating their approval of this type of development. This common drive area should be constructed with a bituminous surface and bounded with B612 concrete curb and gutter. Signage The commercial development is being proposed with a pylon type sign located along Highway 169. Other signs have not been indicated on the submitted site plans. The proposed pylon sign is located within the ten (10) foot setback that is required. The applicant addressed this by indicating that there needs • to be a setback distance from the dripline of the overhead power lines. Because of this distance, this is the furthest distance from the right-of-way s:/planning/troy/pc-cup 01 Phoenix Enterprises CU 95-01 Page 4 February 28, 1995 s the sign could be located. Staff would like a written letter from U.P.A. that addressed the distance from the dripline of the overhead power lines. A variance application may be required for the pylon sign. Staff is of the opinion that the pylon sign should be a monument sign to remain similar to other development along Highway 169. STAFF COMMENTS Currently, zero lot line developments require a conditional use permit and they must advance through the conditional use permit process before receiving approval. This procedure may extend the development process by several months. The zero lot line development has, in the past, been considered a somewhat uncomplicated item in relation to the entire site plan review. Because the zero lot line development has become more standardized, consideration may be given towards amending the current code requirements in order to allow a zero lot line development with some set standards. RE COMMENDATION • It is recommended that the Planning Commission recommend approval of the request by Phoenix Enterprises, LLC, for a conditional use permit allowing a zero lot line development with the following conditions: 1. CROSS ACCESS/CROSS PARKING AREAS HAVE AN AGREEMENT PREPARED AND EXECUTED BETWEEN PROPERTY OWNERS. THIS DOCUMENT SHALL BE RECORDED WITH SHERBURNE COUNTY. 2. ALL PARKING AREAS AND DRIVE AREAS SHALL BE IMPROVED WITH A BITUMINOUS SURFACE AND SHALL BE BOUND WITH B612 CONCRETE CURB AND GUTTER. 3. A LANDSCAPE PLAN CONSISTENT WITH CITY CODE REQUIREMENTS BE IMPLEMENTED. 4. ALL ISSUES OUTLINED IN CITY ENGINEER'S MEMO REGARDING THIS ITEM BE INCLUDED AND MADE PART OF THIS RECOMMENDATION. • 5. A WRITTEN LETTER FROM THE PROPERTY OWNER'S OF LOT 1, BLOCK 1, HILLSIDE CROSSING SOUTH (THE s:/planning/troy/p c-cup 01 Phoenix Enterprises CU 95-01 Page 5 February 28, 1995 • SUPER AMERICA SITE) BE SUBMITTED TO THE CITY INDICATING THEIR APPROVAL OF THE ZERO LOT LINE DEVELOPMENT. 6. SEDIMENTATION POND, SOUTH OF LOT 3, BLOCK 3, HILLSIDE CROSSING SOUTH, BE COMPLETED BEFORE RECORDING OF CONDITIONAL USE PERMIT. 7. ITEMS IDENTIFIED WITHIN THE LETTER ADDRESSED TO THE APPLICANT, MR. GONGOLL, BE COMPLETED. • . s:/planning/troy/p c-cup 01 • *ity of Elk; Ry• er February 17, 1995 Jeff Gongoll Riverside Development 241 Main Street Suite #4 Elk River,MN 55330 Subject: Conditional Use Permit CU 95-01 Dear Mr. Gongoll: The Concept Review Committee reviewed your proposed commercial site plan for Lot 2 • of Hillside Crossing South,and has the following comments: Site Plan 1. The building site must meet a forty (40) foot setback from the rear property line. The building site does not currently meet this setback. Please modify the plans as necessary to meet this requirement. 2. The trash enclosure area should be situated to allow large vehicles to access this area without obstructing the traffic of main drive area. If the trash enclosure area were angled from the main drive area, it may allow the garbage and recycling vehicles to access this area without obstructing the traffic. The building materials used for the trash enclosure area should be consistent with the building materials for the entire structure. 3. Within the building site, there were two (2) retail stores identified as being a "food service" type of establishment. According to City Code, these areas may be considered a Class II restaurant. Class II restaurants require a conditional use permit within a C-3 zoning district. 4. Identify building materials for East Elevation, North Elevation, and South Elevation. 5. Sedimentation pond, located to the south of this site, must be completed • prior to issuance of a building permit. s:planning/troy/lt-gon goll 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 • 6. Indicate all parking areas and drive areas as being bounded with B612 concrete curb and gutter, specifically along main drive to access 193rd Avenue. 7. The service lanes be made wider to allow service delivery vehicles to park completely within this lane and not obstruct traffic on main drive. 8. Final plat for Hillside Crossing South be completed before issuance of building permit. Landscaping 1. Some planting be placed within the curb-islands located in the parking lot area. Trees and/or shrubs may be planted within these areas. 2. The area located along Highway 10 be provided with some landscaping. Trees and shrubs may be planted within this area. 3. A five (5) foot strip located immediately adjacent to the parking lot area and building site should be sodded instead of placing seed and mulch for grass. 4. Plantings located along north-easterly portion of building site, at the intersection of the access drive and the main drive, should be located to not impede traffic visibility. • 5. A tree prevention plan be adopted using silt fencing to define the areas of grading to prevent damage to existing trees on site. 6. All landscaped areas are encouraged to have an underground/inground irrigation system. Parking and Circulation 1. The curb-islands located within the parking lot be made smaller to allow for better circulation of traffic. A thirty-six (36) foot long curb-island would be allowed. 2. A new curb-island be created along southern edge of parking lot near building site to allow better circulation of traffic. 3. A new curb-island be created along south and westerly portion of parking lot to better indicate direction traffic should flow. 4. Better design of the landing areas for handicap accessible individuals in front of building site. Concern regarding the proximity of landing area to access area of building. There may not be enough distance to allow handicapped individuals to open doors • s:p lanningltroy/lt-gongoll 5. Must have at least a six (6) foot walkway or sidewalk for pedestrian • traffic in front of building site. This accounts for parked cars near sidewalk area that may occupy some of the walkway area. Drainage and Utilities 1. No plantings shall be placed within the easterly easement located along main drive area to allow for transformers. Transformers require a ten (10) foot setback from all doors,windows,and flammable walls. 2. A new drainage plan that better indicates the proposed drainage pattern for the development be submitted to the City before approval. 3. Coordinate installation of underground electrical equipment and transformer locations with Elk River Utilities. 4. A letter is forth-coming from City Engineer with additional comments related to drainage issues. Zero Lot Line Development 1. The City of Elk River is requesting a written letter from the owner of the Super America site with comments regarding approval of a zero lot line • development adjacent to their property. 2. The drive area connecting the Super America site be aligned with drive isles on their site. 3. The drive area accessing the main drive to 193rd Avenue be aligned so as to not be close to the Super America drive. 4. Future consideration be given to undeveloped property to the east that may need addition access along the main drive area. Alignment of that access should not create undesirable traffic patterns and cause confusion of traffic because of several access points in 5. The City of Elk River is requesting a written letter from U.P.A. (United Power Association) with comments regarding approval of development of a parking lot and sign located within their easement. Signage 1. The pylon sign located along Highway 10 should be a monument style sign and must meet a ten (10) foot setback from the right-of-way. 2. A sign package indicating the size and location of all proposed signs be submitted before sign permits are issued. Signs should be in the • "Individual-Letter" style. s:planning/troy/lt-gongoll Other Issues • 1. Within the C-3 (Highway Commercial) zoning district, mechanical equipment needs to be screened from public view. Please incorporate the above mentioned comments into the revised set of plans. Prior to receiving a building permit, all the comments will need to be addressed. Once the revisions have been made, submit three (3) sets of complete plans for review. Upon receipt and approved of the complete set of plans, the Building Department may issue the necessary building permits. If you have any questions regarding and of the comments or items necessary to obtain a building permit, please contact the Planning Department at 441-4921. Sincerely, Troy Langer Planning Intern • • s:planning/troy/lt-gongoll ... Iv -°- ----- -- 111W — -(2- INiiiii 1351111111111111111 "' f Isstrwisul 1 .. .. . 1 (;) WEST ELEVATION SCALE: 1/16" VO" uuu , I I 11 n n - n 11 a) EAST ELEVAIION SCALE:1/16" VO" —--_ 11, ------- -- ---'.0. --- _ - ---- Hi In m en 111111A rf.. ,, II in in'ill 111 IVO I IM, I Vi!li I te ik la ::MI II IS . . . II II n ' IN 0 (;) NORTHSCALE 11%.. I.0. LEVATI0N. SOUTH ELEVATION (;) SCALE 1/16" VO" P 1146HED WM_DP FUSIN • FACE ELM FINEFINISPED METAL CAP FIASNPIC WU ROUNO KM OW COURSE SMOOIN FACE NU MU ROONO BLOCK OPEN(TYP.) I STUCCO OPE COURSE S140004 FPCE BLOM UNE OF CANOPY ROX BUONO ( Nt ........ II/ - " __...-- - C * ‘Z lemr - 7 -- ri] III \ r E EPrx i \k . WOOD COUM45.MINA MO MU FACE ORO PEDESTAL 1.INSWING CUSS R4 MOWED AWIANJII MIES 5 WEST ELEVATION SCALE:3/16'- VO'' • I .1 •"") H / s' llgel t - Q _ 9` nisi \ I g a: :: r : ! � I T _! I .' '--;I LLQ I it 1 7- iv I i I l I I I I n n , [1 ll I N Xrgli gg U ql hili k .3.______ b °' a §., D o a I a A c9 o 141) 0 STAIp10 SENA METAL RC(/'- o I"tt9AATFIC aA$S IN NIOdZEA ALIIMINUII FWMA,E3 U K 111, •'�_ , N y 0 CD i_-_. - ‘ il 1 ____ _ r i ,, ,, „, .,, ,___ .. . .__ i r4 let W MMD FACSI AND TM FACE NfQQ WgW 6 • 1,Y'3• 0. i 4,400 S.F. FOOD HAIR 1,200 S.F. I, 0 FOOD 900 S.F. 1 1,500 S.F. I VIDEO 4,400 S.F. Q ..... I ....... a M a 0 _ a a vor a © FLOOR PLAN N ED SCALE:1/16"- tro" 0 e' tc ar • III , i i iix ItS -LI I.1: p 114 lora blk d 11,111 Mill - .4:, ki -1 = 0 ,I, ip •ma oIN.!: y OUTDOOR y o ti PATIO 1CLEANER '--1I SEATING A 4,200 S.F. 1 ..L RESTAURANT 6,000 S.F. H _. - o a n c to c o3 • a� tam 01 R. 4 U w 4., . ' .,...„b . W x 0 0 a w w ,g C\2 /Gfv :v 6 -- _ —� — 169 --- •• �— v • S . H ' GHWAY No _— r � — ------1'' 0 \ I ' ----- --- I 1 ‘ I i • 5 \41, � I a© 12g g© !0 70 9O 13a Tui 5© \14U PI* V011a ---...'-'( \ , ,\ _, \ I O es i tit_t_til) me& am \ \ / 16 J 1© 24 ROC(WWII LCD II/CM I PLANTING 11:1111— SCHEDULE JMC =NM=NMwry oarot w�c LANDSCAPE PLAN 0 SCALE 1" 30'0 0 13' 30' EO' /EB4 N As (mpuctrCCLSPRUCE 9 r t 1111%,.."71"".. B � rsm-istiw 6 2- L• M um sur*MAPLE ,0 2-' G VIKA DU44LM sGMARMIE 30 24" E 8ER TIS mar Y 24 24" F C 0S% PU .E LEM 17 24, • G JUaD4consABINA BUNS 31 24. H PORS`11111RIDISS. °"NW 18 24' MAWS RAWCRMYPPlE 10 2- ,, / ---- — i9 li 1 1 • Oi it —_ — — X IV z Flig 6' / coma surm CC Zda MATURE > (7.-- lithi , / I 7 ill!! 111 ;•° A ill 3-5 5�e©g� © IliQ 10 OI .. , . s �� 20 � AO O `�1 2 SUPER WFRIC11 aWi _ O II FfEI.+951.80 � H !.);'V��1 _- --- 5om _ maismagom_ 0! ,r. ..... .liwohico I w ICH BA 12"ex BA •ewe POT N Par For ror R•cx amrmi —! _ -------- IGHwAY N0 • 1 •� 9 R=2� 942 940 . �► PION RCN 938 .....- 938 400 MATE H i — v • k � � \ Jt ■• Y n0 1 lir I 0.� e W1x CUM(TWO_` 12------ E aaPE I 1I / �Will► car(EAYNcNT{—. 1415 1� g la pr- Mill . VI?CONC.WNx or) a' v Yr a '1 cuRe AT AMINO AD (ILP ` 7/ { Lii a ...4 miiii. :IA's' cY •••uminmill111111111/11_11_ _111__ '?4r.....„......00,0001 _ __—_ RESTAURANT �:lifeh 1.200 17 kkill lak ri, 8,000 S.F. „200 4,200 S.F. 4,400 S.F. k �Elk 207J' _ 230 IAA I� WALL PAC NPA. lbw6111"1111111111"11111111111.11111DELNERwm � I1 .. ,_ 'A TRA91 D81USJJ W OH DOOR- -EICSIING50'0”ORAOIAOEIW I ENCLOSURE Wir / ANO UDT1P(EA5171E1R7 945.18 iiiiiiiii,. --_.( 4 , i-i e� S2.4'OS' E 53,.0' rill;/r. \ 946 948 RUNNING WALL 1 . 11-'.-.(1 950 I ' COITE PLAN ® N � SCALE 1•.�•950 COMMERIPL PLAN NEVEM o �a� 30' ea 932 948 FOR COM COMPLIANCE 944 PROJECT NANF:MLL577E CD069NC SOUTH TOOL MARE FEV1:23,618 S.F. PROJECT LOCADON AX RADL IWIE90U H1UM6Ki19 MAC 940 pF DON]ACES,00E M'a =2 B M7 938 LOT 1.64 ACRFS 184,450 S.F. l =72000 S.F. 20161q AMO IAND USE CONNERCYL (°�: • 932 20010 M COOE91 MEE91f OF ARM ANO AMA OF Sf01aES:21 V'-t SIM _ 1. Mann Mins Cod. 1988 Enron(WC 1945) ALIMI'•HEIGHT Y AMBER of STADES(UDC 507):SSYY'-2 STORES •p.-,T- •, . ..4' _ 928 8 Da RNA.Zoning(Mona Conant Edeo .`' - \_ 1 Wineeaia 9104 EiJ irw Code 1945 MN A MOON MOIL PPED ACCE596EE Yea S Y oio4 F Wrcded• Allboo 1197 Edition MOND i6DURDIIX2 0=11411 924 6. It.rwto F.NaCan.erra9on Cad. 1904 Mon STALL SUE 9'920'NLP. C a. REYN: NM 2].945..L . 120$1151.5 MIMI C o58'.bode 1998 Edition PAMIG PRUNED: _ 174 SEAS T1 — `M 6. 4 meeaia ILVAC.15 R Cad. 1680 Edition ARAM 4•WERE STAPES CONPAC 0C1PNE.Y°°.W 0180 501k 9-2 MAW AND CININA ETAr STORES B 6/12 CURB & GLIM TYPE OF OOFSIPUCOEIN:Twe 6 Ron-Combufat4 1 1•a I% /"/ l Al / 6 IHft ..) 1 I LI � Ips st 114 I II ' " _ lib - -94e / ---- �< g -SOU"UNRD POMER ASSOWOON£,SEIEN1- 94420 9`A yy'L II U < CUUU7Q 1111 {. a' o - / di g 7 ZW 'D^ •n IA In Z aI ig>A L --/tt s N 61 .\14 Ili ' v CONC.MAUI(IMP.)` o 01111.117.0.,'406.11111111- M2 CURB(1 ) I 1 0 M rn in In 13 \ I 00 O *ow J0� SUPER NIERIGI If FFEL 951 @0 -7:1 ...4 0 950 — o+� —J E-onARn LYE---> W H.BOOR 948.0 948.40 948.0 - - - •� - - / 948 L 950 B" -.._�_ 952 I 95. W --s--\\ 202. W/101 LA T I o ( g re d FUR 1CIATION .4. SLE cA IF e• h. ,SILK IF c� PA\&I 4T DESKS! _ P12 SLOPE ll filW!_ —pa OWE AISLES AND 1RUG(N4IEUVERING AAS 4. 3"MnOOT 2331 TYPE"41'BRIMR+ODS WEAR COURSE Slt . NV 4'O" t'O" 6"COMPACTED CLASS 5 RISE i0C16 CRUSHED MnDOT 3138 ARDS t EARTH O2 ACCESSIBLE PARKING SIGN Q ACCESSIBLE CURB CUT —�PAR�R4c .411 ! 2 2"169007 2331 TYPE"41"BRIMNOUS WEAR COURSE PO' ' �4 . I ' 4"COWICIE0 CLASS 5 615E 1002 CRUSHED MACOT 3138 1/4"- Ion