5.6 ) .GENDA ITEM 5.6
( Cap y
•ity of
ElkRjyer
MEMORANDUM
TO: PLANNING COMMISSION
FROM: STEVEN B. ACH, CITY PLANNER
DATE: MAY 24, 1994
SUBJECT: REQUEST FOR CONDITIONAL USE
PERMIT BY T.J. PROPERTIES, PUBLIC
HEARING, CASE NO. CU 94-17
REQUEST
T.J. Properties is requesting a conditional use permit for a zero lot line
development allowing a shared parking and driveway.
LOCATION
• Southwest corner of Main Street and Freeport Avenue
ZONING/LAND USE
C-2 (Office District)/ CB (Central Business)
ATTACHMENTS
Location Map, Zoning Map, Proposed Site Plan, Building Elevations, Letter
from Terry Maurer
OVERVIEW
T.J. Properties is proposing to construct a two story office building with a
total of 5,048 square feet. In addition, the parking and driveway areas as
proposed would cross over a property line on to the adjacent parcel. In order
to accommodate this type of parking arrangement, a conditional use permit
for a zero lot line development is required.
ANALYSIS
• The main issues associated with a zero lot line development for a common
parking area are:
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
T.J. Properties Page 2
May 24, 1994
•
♦ 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.
+ The shared parking concept does not circumvent the setback
requirements.
Similar requests, and certainly there will be others, along the Main Street
office corridor have been presented to the Planning Commission. Dennis
Chuba has a similar arrangement and James Rossman has plans that will
include a common driveway. These types of parking areas provide an
efficient use of the relatively small lots within this 'corridor, improve
vehicular circulation, and reduce access points onto Main Street.
FUTURE EXPANSION OF PROPOSED BUILDING
•
At some later date, T.J. Properties will remove the existing home from the
parcel immediately to the west and make room for a building expansion.
That expansion will require additional parking spaces and will compliment
4110 the shared parking design as proposed.
The long range plans for this area include extending the parking and
driveway further west, which will eventually connect with Sherburne County
Abstract & Title building. This will continue development of the Main Street
office corridor by emphasizing buildings along Main Street and parking to the
rear.
SITE PLAN REVIEW
Since this development is a permitted use, a specific review of the
development plans are being done by the Concept Review Committee.
However, the following is an overview of issues associated with this
development.
Pedestrian Circulation
Sidewalks will need to be provided from the parking area to the
building and connecting with the sidewalks along the south side of
Main Street.
•
tjprop.pc
T.J. Properties Page 3
May 24, 1994
•
Landscaping
Directly to the south of the parking area, is a residential district,
therefore, additional landscaping will need to be provided establishing
a buffer to the residential homes. This buffer shall consist of a
combination of deciduous shrubs and evergreen trees providing year
round screening. In addition, there are a couple existing tress on site
which should be identified and incorporated into the site plan.
Parking Area
The parking area should be constructed with a bituminous surface and
bounded with B612 concrete curb and gutter. The entrance drive off of
Freeport Avenue should align with the entrance to Freeport Financial
Center directly to the east. This alignment will provide for safe traffic
movements in the event someone is crossing Freeport Avenue from one
office building to another.
Removal of House
• The home on Lot 3 isro osed to remain in
P P place. With the parking
lot improvements occurring on the same parcel, there is now
improvements being made to a legal non-conforming use (house in a
commercial zone). Therefore, it is recommended a sunset date of three
(3) years from the time of approval for removal of the house be
established.
RECOMMENDATION
It is recommended the Planning Commission recommend approval of the
request by T.J. Properties for a conditional use permit allowing a shared
parking and driveway with the following conditions:
1. CROSS ACCESS/ CROSS PARKING AGREEMENTS BE
PREPARED AND EXECUTED AND RECORDED WITH
SHERBURNE COUNTY.
2. ALL PARKING AREAS BE IMPROVED WITH A
BITUMINOUS SURFACE AND B612 CONCRETE CURB AND
GUTTER.
•
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May 24, 1994
•
3. A LANDSCAPE BUFFER CONSISTING OF DECIDUOUS
SHRUBS AND EVERGREEN TREES BE PROVIDED ALONG
THE SOUTH PROPERTY LINE BETWEEN THE PROPOSED
PARKING AREA AND RESIDENTIAL DISTRICT.
4. THE HOUSE ON LOT 3 BE REMOVED FROM THE
PROPERTY WITHIN THREE (3) YEARS FROM THE DATE
OF CITY COUNCIL ACTION.
5. PAYMENT OF A STORM DRAINAGE FEE IN THE AMOUNT
OF $600 PER ACRE BE MADE PRIOR TO ISSUANCE OF A
BUILDING PERMIT.
6. A TEN (10) FOOT DRAINAGE AND UTILITY EASEMENT BE
PROVIDED AROUND THE PERIMETER OF THE
PROPERTY.
7. ALL ISSUES OUTLINED IN TERRY MAURER'S MEMO
DATED MAY 13, 1994, BE INCLUDED AND MADE PART OF
• THIS RECOMMENDATION.
•
tjprop.pc