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6.6. & 6.7. SR 04-18-1994 A.! -"-( ( ;; flk River ITEMS 6.6. & 6.7. MEMORANDUM TO: MAYOR & CITY COUNCIL FROM: GARY SCHMITZ, PLANNING ASSISTANT DATE: APRIL 18, 1994 SUBJECT: ADMINISTRATIVE SUBDIVISION AND CONDITIONAL USE PERMIT REQUEST BY JAMES ROSSMAN/PH CASE NO. AS-94-03 AND CU-94-06 ISSUE This request is in two parts; 1.) a conditional use permit for a shared drive zero lot line development and 2.) an administrative subdivision to divide Mr. Rossman's existing parcel. . LOCATION 406 Main Street ZONINGILAND USE C2/0ffice District CB/Central Business ATTACHMENTS Letter from applicant. March 22,1994, memo to the Planning Commission. BACKGROUND e Jim Rossman is requesting an administrative subdivision to subdivide his existing lot into two parcels. Parcel A will measure appro imately 115 feet by 165 feet, and Parcel B will measure approximately 70 et by 165 feet. The proposed development for the new parcels involves a ero lot line for a shared 24 foot wide driveway which can be accommodate through a conditional use permit. The Planning Commission only r iewed the conditional use permit for the zero lot line shared drive. lease refer to the P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 41-7420. Fax: (612) 441-7425 e March 22, 1994, Planning Commission memo for the details of the conditional use permit. ADMINISTRATIVE SUBDIVISION Mr. Rossman is requesting an administrative subdivision to subdivide his existing lot into two lots approximately 70 feet by 165 feet and 115 feet by 165 feet. The site is zoned C-2 which does not have a minimum lot size or width requirement. If the administrative subdivision is approved, the applicant is proposing to build a 28 foot by 48 foot office building on Parcel B. Currently there is an attached garage located on Parcel B which the applicant is proposing to move to Parcel A. Office buildings are a permitted use in this zoning district, therefore, the details of the site plan such as landscaping, drainage, and architectural standards will be reviewed prior to building permit application. It is anticipated that this building will meet the architectural standards of other buildings along Main Street. CONDITIONAL USE PERMIT e The applicant and staff worked together on a layout of the two properties which would be beneficial to both the applicant and the City and would provide for the efficient development of the site. The applicant has written staff a letter expressing his desire that the administrative subdivision and conditional use permit for a shared drive be treated as separate requests. The applicant does not want to limit his options for the development of Parcel B. Staff feels that a shared access for each lot is the most efficient layout of the site, however, we would not rule out other options at the time of building permit application. CURB AND GUTTER In order to remain consistent throughout this part of Main Street, staff is proposing that the applicant use concrete curb and gutter along the drive and parking area of Parcel B. This condition is being added to remain consistent throughout this area. PLANNING COMMISSION MEETING The Planning Commission unanimously recommended approval of the conditional use permit for a 24 foot wide shared drive. There were no comments from the public concerning this request. e e RECOMMENDATION Staff recommends approval of the administrative subdivision with the following conditions: 1. Payment of Park Dedication Fees in the amount of $1500 per acre be paid to the City prior to recording. 2. The detached garage on Parcel B be removed and placed on Parcel A prior to the recording of the Administrative Subdivision. Lastly, the Planning Commission and staff recommend approval of the conditional use permit request with the following condition: 1. The applicant provide the City with proof of recording of a cross easement agreement between the two parcels. 2. Concrete curb and gutter be required for the drive and parking area for Parcel B. e e 3-23-94 e To: Gary Schmitz Planning Assistant City of Elk River From: James P. Rossman 406 Main st. Elk River, Mn 5330 Subject: Conditional Use Permit and Administrative Subdivision for my Property at 406 Main st. Dear Gary: I would like to clarify a statement that was made in your memorandum to the Planning Commission on 3-22-94 regarding my property. The shared driveway concept was created so that I would have enough area to comfortably build a 28' wide building towards the front of the lot, instead of building at the rear of the lot with the parking lot in front. I am sorry but I never discussed traffic safety as a purpose for a shared driveway. The property currently has two curb cuts. One curb cut is on the proposed lot and it is well over 24'wide. The other curb cut is on the portion that will remain with the existing building. I have run my business for well over two years from this site and have never had a problem with traffic safety. e When we approach the City Council on this matter I would like it understood that the Conditional Use Permit was applied for so that I would have more options when the Concept Review Committee reviews my layout for the lot. By no means do I intend to limit the future development of the new lot to only the concept of a shared driveway. We don't know what the future holds for any of us. with this in mind, if I were limited to only a shared driveway, I could be deprived of the rights enjoyed by other property owners in my same district. I would appreciate it if your staff would recommend approval of the Administrative Subdivision without the requirement of a Conditional Use Permit as a prerequisite for the proposed subdivision. I would also appreciate it if your recommendation to the City Council stated that if the Concept Review Committee approves a final development plan with a shared driveway, that a Cross Easement Agreement between the two parcels is recorded. Sincerely, e James P. Rossman ~~-) -') ITEM 11 MEMORANDUM @@/Pif TO: PLANNING COMMISSION GARY SCHMITZ, PLANNING ASSIST. C,v~ FROM: DATE: MARCH 22, 1994 SUBJECT: CONDITIONAL USE PERMIT REQUEST BY JAMES ROSSMAN, PUBLIC HEARING, CASE NO. CU 94-06 ISSUE A conditional use permit for a zero lot line development for a shared 24 foot wide driveway. e LOCATION OF REQUEST 406 Main Street. A complete legal is available at City HalL ATTACHMENTS Location map, zoning map, site plan, property owners list. BACKGROUND Jim Rossman is requesting an administrative subdivision to subdivide his existing lot into two lots (70' x 165' and 115' x 165'). The proposed development for the new parcels involves a zero lot line for a shared 24 foot wide driveway, which can be accommodated through a conditional use . permit. Since the administrative subdivision is only subject to City Council review, the Planning Commission will be limited to reviewing the conditional use permit for a zero lot line. e Mr. Rossman currently operates his mortgage business from this site out of the existing home. If the administrative subdivision is approved, the applicant is proposing to build a 28 x 48 foot office building on the new parcel. Office buildings are a permitted use in the C-2 zoning district, therefore, site plan issues such as landscaping, drainage, architectural standards, etc., will be reviewed by the Concept Review Committee prior to a P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 . Fax: (612) 441-7425 '') " J ames Rossman, CUP l\1arch 22, 1994 Page 2 building permit being issued, The Planning Commission is asked to review the overall concept of the zero lot line for a shared drive. The site plan information is included with the zero lot line application to show the Commission how the shared drive will tie in with the overall development of this site. e SHARED ACCESS Originally, the applicant proposed separate curb cuts for each building however, staff and the applicant came to the consensus that a shared access could serve both sites effectively while increasing traffic safety. As stated earlier, the applicant is proposing a 24 foot wide shared driveway which would bisect and service the existing mortgage building plus the proposed office building. The applicant and staff have worked together to achieve a layout for both parcels which would provide efficient development of each site. CROSS EASEMENT AGREEMENT If this proposal is approved, staff would recommend a cross easement agreement be entered into for shared access of the driveway. Although, at this time, both parcels are owned by the same individual, a cross easement agreement is needed to ensure that future property owners are protected. e RECOMl\fENDATION Staff recommends approval of the conditional use permit request for a zero lot line shared driveway based on the seven criteria for granting a conditional use permit with the following conditions: 1. THE APPLICANT PROVIDE THE CITY \VITH PROOF OF RECORDING OF A CROSS EASEMENT AGREEMENT BETWEEN THE TWO PARCELS. e pcjr.doc -} --\~.. -~ ,,, _0 Sf ;~ --- .'~ .. / // -~-_.- -------. - . LOCATION MAP I ~"'( ( )! 1f~' ~ CASE' CU 94-06 @ . k Elk RI'ver, MN 5;).-330 . (612) 441-i420 P.O. Box 490 · 13065 Orono Par. way. :y of Ji.ll.- - , ~, . .Il{ RIver P.O. Box 490 · - IIG. ~ I z 0 .. " u /76TH ~I .... ~I c z .... ... 0 ~ ~I .. ,. II< 0 co: 0 0 II< 0 .... .. 0 ~I :::II 0 17STH <> ... 0 )( 0 0 .. ~I co: 0 0 III Z ... 0 ... :;: -0 II: ;; -0 - '- 0 .: ~ - ~ fJooclpIaIrl !Ai] ~ eo...-uon !Bj!j SInQje FIWnlIy ~ ~ Sln9ie F........, ___ ~ ~ ,.-,. "--IlIoI ~ Slrl\llIt F_,. -.... IBiil Sln9ie ,.-,. ""-1.11 '"1 e ';.:.:.;. .;:::::: ~ .... CO NO It !I e ....- R1c , \ \\ ---, ZONING "MAP ~ "1, ' h f, L-i- I@ '1M FwrrIty -...:.;.---- ~ '1M ,..,.,. ~ ~ T_/MulI~ hmlIy ~.1laI ~ /oIuIIlclle"""" R__ ~ Pl_1ht ~It (gJ c-.. C<lmmerc:w (g] Olllce CIolrict IQ] HI;hwwy eom..-.:w ITIJ Uoht ~ OIl M-... __ ~ Sold."... "-ty IE[] Antenna T_ IM]] M....ral E=:n.tlon CASE CU 94-06 / . e 13065 Orono Parkway · Elk River, MN 55330 . (612) 441-i~20 e e e ---;:. ~ - >') ') 111 "\.: .. .... \:.~ -:.... .,.. \:J .I-J .-~ c... ~ " .~~ \:J" , [b'"/I">,1: ~~ ,'>0 .;. \ \-.~ ~" {", ~ -- ~ -, !~ I ~t..; \.: '" .....;.....~ \!_~ 't- u. ....J r.... :r- ~ 03S0dO'c:ld Cl) 'b o \" o r. - ~ ).: ( 01 A ~ oJ (fL ul ~~ \80: <C " \lJ V\ :5 .!'> 0::1. 0 -.:-:..::> :r: .~~ II> .) " -' ~ ... - I- ~, - '" >< 'I \.lI .... ~:i~st~;\ .. ~,>\r-'.,l . ~'"""-"".. .;."}"~~~ < ~ \';; 'Co Y 'tr_-\.-;::r /:(/"'. "'. )~\ ~' "Ie I r --C-- "., r-~.J /" J"..-t" ...., ~ i ~\(~~L;/ I \ O~ ,I ~ ~ / J J I ----"-....-....;.J ~/~ - \'5J -t:Ti ~I '~ ", -I - bO'S"?1 oJ .J 'i: oJ c\,.... ~ "1. '1 ~.... 'c" .,: .'::~ ::t ':"j- d I!.J.~ ... E>~ J.- Q,!, I <:: r"'O '") W .-:: N ;t t/(IAW- ~ ~ C\.., VV L \ "-i.. 4 '--, <:::: ~." -.J l-'< <f' lU Q -J ~ (t- 1\ II I I I o Vl Q t- ~ W uJ ~ l- lfl I", (l) "2 <{ .- <: :l- f .Il ) Wright Title Guarantee Co. 429 East Main Street P.O. Box 390 Elk River. Minnesota 55330 (612) 441.5465 ) Wallace & Sylvia Nystrom 317 - 3rd Street NW Elk River, MN 55330 Hugo Meyer 312 Main Street Elk River, MN 55330 Stanley & Edythe Wheaton 313 - 3rd Street Elk River, MN 55330 City of Elk River 13065 Orona Parkway P.o. Box 490 Elk River, MN 55330 Jerome & Delores Bromen 315 - 3rd Street NW Elk River, MN 55330 David & Carol Peterson (owners) 14217 - 140th Avenue Becker, MN 55308 Earl N. Peterson (tax payer) 305 - 3rd Street Elk River, MN 55330 Norma E. Dunn 311 - 3rd Street NW Elk River, MN 55330 Donald S. Ellingson 309 - 3rd Street Elk River, MN 55330 Ronald J. Hetrick 297 Evans Avenue Elk River, MN 55330 Lila H. Dehn 307 - 3rd Street Elk River, MN 55330 Virginia Roper 293 Evans Avenue Elk River, MN 55330 Virgo, Inc. (owner) 708 Main Street Elk River, MN 55330 Jerry F. Truhn (tax payer) 426 Main Street Elk River, MN 55330 Craig Willey P.o. Box 390 Elk River, MN 55330 Arden N. Krinke 1958 Main Street Elk River, MN 55330 Virgo, Inc. (owner) 708 Main Street Elk River, MN 55330 Jody A. Erickson (tax payer) 420 Main Street Elk River, MN 55330 Virgo, Inc. (owner) 708 Main Street Elk River, MN 55330 Jerry E. Smith (tax payer) 24860 - 147th Street Zimmerman, MN 55398 Richard M. Sederberg 414 Main Street NW Elk River, MN 55330 Daniel Hageseth. 14627 - 190th Avenue Elk River, MN 55330 Dale & Linda Specht (owner) James & Pat Rossman (tax payers) 406 Main Street Elk River, MN 55330 David & Lois Larson (owners) 18039 - 321st Avenue Princeton, MN 55371 Cecil A. Wright (tax payer) 408 - 2nd Street Elk River, MN 55330 Donald Driessen 324 Main Street NW Elk River, MN 55330 A~nIIOI $ ,S..p,ilf\f 01 CO"lron STEWART TITLE CWAAANTY COMPANY tit e tit e ~ ) Wright Title Guarantee Co. 429 East Main Street P.O. Box 390 Elk River. Minnesota 55330 (612) 441-5465 A.,nl JOt !Ii Su"'ll1\> ." C 01""0(1 STEWART TITLE CLiARANTY COMPANY Thomas J. & Laura A. Hickey 9250 - 164th Lane Ramsey, MN 55303 Lawrence Fournier (owner) no address shown Douglas & Doris Holmgren (tax payers) 363 Gates Avenue NW Elk River, MN 55330 Robert & Roberta Nickerson 426 - 3rd Street NW Elk River, MN 55330 Timothy J. Kratzke 373 Gates Avenue NW Elk River, MN 55330 Delaine A. Kreuser 13764 - 95th Street NE Elk River, MN 55330 Melkoir Kraljic (owner) no address shown Ivanka Kraljic 502 - 3rd Street Elk River, MN 55330 Oak Crest Partnership Box 1445 E Highway 23 P.O. Box 6146 St. Cloud, MN 56302 Kenneth & Bernice Pipenhagen 326 Gates Avenue Elk River, MN 55330 Joseph & Delores Bickman 18707 - Highway 10NW Elk River, MN 55330 e Ronald G. Sharp 331~ Irving Avenue NW Elk River, MN 55330 Davis-Darrow-Meyer (owners) no address shown American Legion Post 112 (tax payer) Box 26 Elk River, MN 55330 Richard M. & Jodi Homan 419 - 3rd Street NW Elk River, MN 55330 Donald & Pamela Kringlund 515 - 3rd Street NW Elk River, MN 55330 Al & Betty Lefebure 413 - 3rd Street NW Elk River, MN 55330 M. Lamm & P. Powell (owners) Blaise Kraljic (tax payer) 503 - 3rd Street NW Elk River, MN 55330 Judith M. Dean (owner) 403 - 3rd Street Elk River, MN 55330 Judith M. Weber (tax payer) 403 - .:Srd Street Elk River, MN 55330 Ervin Eull 504 Main Street Elk River, MN 55330 Donald & Yvonne Wimperis 430 Main Street Elk River, MN 55330 Arnold J. Trombley 321 - 3rd Street NW Elk River, MN 55330 e Lawrence Donais 529 - 4th Street NW Elk River, MN 55330 Eugene & Delaine Kreuser 13764 - 95th Street NE Elk River, MN 55330 Paul D. & Mary Henderson 517 -4th Street NW Elk River, MN 55330 Irma Jenne 319 - 3rd Street NW Elk River, MN 55330 Page Two ') Wright Title Guarantee Co. 429 East Main Street P.O. Box 390 Elk River. Minnesota 55330 (612) 441.5465 , 1 A....nt 'OJ s ,SgnctUv 01 Con,roCl STEWART TITLE GUARANTY COMPANY tit Arnie Billrnark 9420 Ermine Blvd. NW Anoka, MN 55303 Dennia Chuba 317 Main Street Elk River, MN 55330 D. Chuba & M. VanPatten 20455 Meadowvale Road Elk River, MN 55330 Richard M. Wester 310 - 2nd Street NW Elk River, MN 55330 Rickey Larson 324 - 2nd Street Elk River, MN 55330 Mollie Blackburn 302 - 2nd Street NW Elk River, MN 55330 The above names and addresses are 350 feet around the following legal description: Lots 11 and 12, Block 1, Auditor's Subdivision No.5, Village of Elk River, Sherburne County, Minnesota. e Together with that part of the Northwest Quarter of the Southeast Quarter of Section 34, Township 33, Range 26 lying East of Block 1, West of Block 2, Northerly of the Easterly extension of the South line of said Block 1 and Southerly of the Easterly extension of the North line of Lot 7 of said Block 1 of Auditor's Subdivision No.5. e t' J . . e 4-18-94 To: Elk River City Council Elk River, MN 55330 From: James P. Rossman 406 Main street Elk River, MN 55330 Subject: Administrative Subdivision of 406 Main Street Elk River, MN 55330 I am requesting the Administrative Subdivision of my property so that an office building can be built. The city has no minimum frontage requirement for this process. The lot has been surveyed so that the existing building meets the 15 foot minimum setback from the new lot line. The property currently has two curb cuts, one that enters each of the proposed lots. The easterly lot, which I'm preparing for commercial development, has a curb cut that is well over the required 24'. The other curb cut which services the existing residence is over 18' wide. I feel that the requirements for the lot split have been met, and would appreciate your approval without regard to any conditional use permit. The conditional use permit I have requested is an issue in itself and I feel that it should be dealt with separately. A condi tional use permi t has been requested under cooperation with city staff. I initially proposed to the city staff the placement of an office building toward the rear of the easterly lot, with the parking in front. After discovering that city staff would appreciate any construction of an office building toward the front of the lot, it became apparent that a shared drive could be necessary to leave enough room for a suitable building. A building could still be built towards the front of the lot without a shared driveway, but it would have maximum width restrictions. By no means do I intend to limit the future development of the new lots to only the concept of a shared driveway. I don't have a finalized plan for the lot and would not want to be limited to only the shared driveway concept. With this in mind, if I were limited to only a shared driveway, I would be limiting myself from other options I may have for future construction on these lots. ,. . I would appreciate approval of this lot split without the requirement of a shared driveway as a condi tion or prerequisite. I would also appreciate that approval of the shared driveway be given as an option for the development of the property. The Concept and Review Committee will undoubtedly have to approve any final development plans. At such time, if the plan includes the use of a shared driveway, a proper Cross Easement Agreement could be recorded. The newly divided lot currently has a garage on it that would remain on the lot until a plan is finalized for further development. I encourage you to require that the existing garage be used exclusively for the residence of the adjoining lot until moved. I was told by city staff on 4-13-94 that they were recommending that a stipulation be attached stating that concrete curb be installed when a parking lot is placed on the lot. Again this can be taken up with the Concept and Review Committee at the proper time. In summary I ask your approval of my proposal with the following conditions: e 1. If the lot owner wishes to exercise the right to use a shared driveway concept, a Cross Easement Agreement would have to be recorded. 2. Upon recording of the new legal, the garage currently located on the property may only be used by the adjoining residence at 406 Main st. for non-commercial use. 3. The 1994 taxes be paid in full prior to recording the new subdivision. Sincerely, /~~R~ L^-,~~"/~ James P. Rossman e i Ii l n I i " :. c ~~ II ': .; 'a... Iii elf l: 80 il ~i.8 ~~o .!!~c -'" '" 0. '" 0 :2.....E ~()'O c~ C .00 o~ ~ ".!! [ L-; +-:510 .. 0 ~S- ~J:::5 =i, h ~ -li''llI1:l''''ll1 :S'll _Jp ~ 'll.. ~1 'i~ J~~Z ~s~:)a~ ~.~:S Ei :s1 ~ :si.. .~~ f ~. IJS ~~~ji''''ll~1!~ii~J~b!~ltiEl'11 ~ JBI!:S~l~i ~1~...!8:s i~l~! - ~~l'll~!~ijJ:s.IE~~~~~l~:~st ~ .ll~';~ is, <7S 0 ~s:s.ll a id.os a':S~ io..r~ ~~JI8'~13~i~~11=;:j~~~~i':~ I~JII:~j!~~~ij;1ilf~ajj~:1~ :S~~'ll='''' 1~~ J'll~&~ l1il1=~1 l'lli!~ii!~ h~;ca~ ~ ~.ll r ~--i.'ll ~lei ~~ ..r~~:'ll~~~12Sil~~~~~s ~l.ll'll~~~j~~i~I.~BioJJ!~Z~~~j B- ijU...j~~!l'J ll':'llrllllOit .!l'lln3gj~ 'll ~ ~J..i~:s ~~ ~ a a s~. 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