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9.10. SR 06-20-1994 rei ---'\) ( ); Irk ITEM 9. 1 0 . MEMORANDUM FROM: MAYOR AND CITY COUNCIL STEVEN B. ACH, CITY PLANNER ~ JUNE 20, 1994 TO: DATE: SUBJECT: CONDITIONAL USE PERMIT REQUEST BY T.J. PROPERTIES, PUBLIC HEARING, CASE NO. CU 94-17 ISSUE Consider a request by T.J. Properties for a conditional use permit for a zero lot line development. LOCATION Southwest corner of Main Street and Freeport Avenue e ZONINGILAND USE C2 (Office District)! CB (Central Business District) ATTACHMENTS Report to the Planning Commission dated May 24, 1994 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 area as proposed would cross over a property line onto the adjacent parcel. In order to accommodate this type of parking arrangement, a conditional use permit for a zero lot line development is required. . The proposed building and site layout is very similar to other developments that have recently been completed in this office corridor. Directly to the east is Dennis Chuba's building that has also been developed with a zero lot line development. Those buildings have established a "standard" for this office corridor by having the buildings adjacent to Main Street while the parking is P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425 T.J. Properties June 20, 1994 Page 2 e located to the rear of the buildings. This concept will be continued with further development proposals along this corridor. ZERO LOT LINE DEVELOPMENT The main issues associated with a zero lot development for a common parking and driveway area are: . 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 requirement. All three of these issues are satisfied with T.J. Properties' request for the shared parking arrangement. SITE PLAN REVIEW e The proposed development is a permitted use in the C2 Office District, therefore, a specific site plan review of the development plans are being done by the Concept Review Committee. Staff has met with the developers and presented issues relative to the development plans which need to be addressed prior to issuance of a building permit. These issues will all be incorporated into a final set of plans that will be approved and made part of the building permit. Please refer to the attached report to the Planning Commission dated May 24, 1994, for additional information. STORM DRAINAGE I FREEPORT AVENUE One issue that has come up during the review of this development is the condition of Freeport Avenue from the southern limits of the subject property towards Main Street. First of all, Freeport Avenue is a narrow street without curb and gutter and experiences some erosion along the road edge. The proposed development will contribute to this existing condition. e Staff has recommended the developer install a catch basin within their proposed parking lot and extend a pipe to Freeport Avenue right of way. Therefore, at the time Freeport Avenue is improved, the applicant's private tjprop .council T.J. Properties June 20,1994 Page 3 e storm sewer system can be easily connected with the public improvements in Freeport Avenue. It is anticipated that the issue of upgrading Freeport Avenue will be brought before the City Council in the near future. This improvement can either be initiated by the City or those benefiting property owners. Negotiations with property owners on both sides of Freeport Avenue will continue, hopefully resulting in those benefiting property owners petitioning for the improvements. PLANNING COMMISSION RECOMMENDATION The Planning Commission unanimously recommended approval of the conditional use permit for T.J. Properties' zero lot line development. RECOMMENDATION It is recommended the City Council approve the request by T.J. Properties for a conditional use permit allowing a shared parking and driveway, with the following conditions: e 1. CROSS ACCESSI CROSS PARKING AGREEMENTS BE PREPARED AND EXECUTED AND RECORDED ~TH SHERBURNE COUNTY. 2. ALL PARKING AREAS BE IMPROVED ~TH A BITUMINOUS SURFACE AND B612 CONCRETE CURB AND GUTTER. 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 ~THIN 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. e tjprop . council T.J. Properties June 20,1994 Page 4 e 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. e e tjprop . council rll ---'\) ( )j ~l}{ lGENDA ITEM 5.6 ~@[fi>r; MEMORANDUM TO: PLANNING COMMISSION STEVEN B. ACH, CITY PLANNER .~ FROM: 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 e 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 e 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 . . e T.J. Properties May 24, 1994 Page 2 . 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 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 May 24,1994 Page 3 e 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 e The home on Lot 3 is proposed to remain in 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. e tjprop.pc e e e T.J. Properties May 24,1994 Page 4 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 ) i SC 0 L ST. ~,'" ,0 \. 178TH LOCATION MAP · I( 1 Ciry of EIll ~ C()9<t~ (J @ I::r; PI' --....- ! -"( e( /)/ ~ 1'1oodp.1n OOJ AQrlc:ullunol eon......1Ion ~ Sino'. F ....Iy Reoldenllal IB:ilil SIr!9I. F.mlly Reoldentbol ~ SInQl. 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M~ mXSULTI~G EXGlI\EElt~ CIVil ENGINEERING: ENVIRONMENTAl MUNICIPAl PlANNING STRUCTURAl e SURVEYING TRAFFIC TRANSPORTATION 1326 Energy Pork Drive SI. Paul, MN 55108 612.644.4389 Fox: 612.644-9446 . 9800 Shelord Parkway Minneapolis, MN 55441 612.546.0432 Fox: 612.544.6398 May 13, 1994 File: 230-230-11 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: T. S. CONSTRUCTION, INC. PROPOSED OFFICE BUILDING Dear Mr. Ach: As requested, we have reviewed the information submitted by T. S. Construction, Inc., for their proposed office building at the southwest comer of the intersection of Main Street and Freeport A venue. Based on our review, we would offer the following comments: 1. We understand that the proposed parking area may some day in the future be expanded westerly to connect with other commercial buildings in that location and to complete a link between Main Street and Freeport Avenue. We would recommend that the parking areas not be allowed to surface drain to Freeport Avenue. Rather, we would recommend that the Developer be required to extend storm sewer from Main Street to the parking area and pick up all storm drainage internally. There is a 36-inch diameter storm sewer pipe available adjacent to this building site on the south side of Main Street. This storm sewer could easily be extended into the parking lot along either a Freeport A venue alignment or an alignment on the west side of the property. City Council has been concerned about the recent flooding of the intersection of Main Street and Evans A venue, and has drawn up preliminary plans for a storm sewer improvement which would divert drainage to the east toward TH 169 and County Ditch 10. Allowing surface drainage out of this proposed parking lot along Freeport A venue to Main Street would add to the existing problem at the intersection of Evans and Main. Requiring it to be picked up directly in the storm sewer along Main Street would divert it away from the Main and Evans intersection. 2. Water service is available from the extension along the east side of Freeport Avenue which was put in last year with the construction of the Chuba Building on the east side of Freeport Avenue. A I-inch water service should also be available directly . Mr. Steve Ach May 13, 1994 Page Two from Main Street which would have served the house proposed to be removed from the site. The existing house should also have had a 6-inch sanitary sewer service which would be available for the new office building. 3. Consideration should be given to the timing of a future upgrade of Freeport A venue. The street is substandard in width and its street section currently does not have concrete curb or gutter. It is unlikely that the two adjacent commercial buildings would petition for a new street. It is more likely that an upgrading of Freeport A venue would have to be initiated by the City Council. It may be appropriate to program for such an improvement in the foreseeable future. 4. This site should be assessed the $600/acre storm sewer impact fee. 5. Consideration should also be given to assessing this property for trunk sanitary sewer and water, since in its residential use it was never assessed for those facilities. 6. Glenn Sundeen from the Elk River Municipal Utilities indicates that he would need a lO-foot wide easement around the perimeter of the property to facilitate electrical service. e If you have any questions or would like additional information, please call. Sincerel y , MSA, CONSULTING ENGINEERS ~JIII~ Terry 1. Maurer, P.E. TJM:tw 230-1305.may .