6.8. SR 02-20-2007
City of Elk River
REQUEST FOR CITY COUNCIL ACTION
Agenda Section Meeting Date
Communi Develo ment Pebrua 20, 2007
Item Description
The applicant is requesting a CUP to allow a Jimmy John's
restaurant at Carson Street Station Case# 07-07
Item Number
6.8.
Prepared by
Sheila Cartne , Senior Planner
Reviewed by
Jeremy Barnhart, Planning Manager
Location
Jimmy John's restaurant is proposed for Lot 2, Block 1, Carson Business Park.
Introduction
The C-3 zoning district requires a Conditional Use Permit for restaurants. Jimmy John's restaurant sells
submarine and deli style sandwiches that are prepared fresh everyday. They also provide delivery.
Attachments
· Request for Action
· Location Map
· City Engineers memo dated 2/8/07
Action Reauested
Staff is recommending the City Council approve the request with the conditions as outlined.
City Council Action
Motion by _
Second by _
Vote
Follow Up
Case File: CU 07-07
Page 2
Zoning:
Location: 18157 Carson Ct.
Adjacent
Zoning:
Parking
Req'd:
Conforms:
C-3, Highway Commercial
Land Use:
HB, Highway Business
N - C-3
E-PUD
S - 1-1
W - C-2
Adjacent
Land Use:
N-HB
E - HB, Highway Bus.
S - 1-1
W - aT, Old Town
Required: 18 stalls
Proposed: 100 (total shared on site)
Land Use Plan - Yes
Zoning Code - Yes
Subdivision Code - Yes
60 Day Rule:Action must be taken on this request by March 12, 2007
Overview
Jimmy John's proposes to occupy the northern most tenant space of a new building being
constructed at 18157 Carson Court. The exterior shell of the new building and all site related issues
were approved during the administrative site plan review process in May 2006. The request being
reviewed is the use within the approved building.
Applicable Reaulations
Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
,. Will not endanger, iryure or detrimentallY qffict the use and eryqyment if other proper!] in the immediate
viciniry or the public health, scifery, morals, comfort, convenience or general we(fare if the neighborhood or the
ciry. Jimmy John's is proposed in a commercial location that is approved for this type of use,
which will not endanger the general welfare of the neighborhood or the City.
2. Will be consistent with the comprehensive plan. A restaurant is consistent with highway business
designation.
3. Will not impede the normal and orderlY development and improvement if surrounding vacant proper!].
Carson Street Station is currently under development.
S:\PLANNING\Case Files\2007\CUP\CU 07-07 Jinuny Johns\CC report. doc
Case File: CU 07-07
Page 3
4. Will be seroed adequatelY ry and will not adverselY ciffect essential public facilities and services including
streets, police and fire protection, drainage, rifuse disposal, water and sewer !)Istems, parks and schools; and
will not, in particular, create trciffic congestion or interference with trciffic on acfjacent and neighboring public
thoroughfares. The site is currently under development and does not appear to have an adverse
affect on the items listed above.
5. Will not involve uses, activities, processes, matenals, equipment and conditions 0/ operation that will be
detrimental to a'?)! persons or properry because 0/ excessive trciffic, noise, smoke, fumes, glare, odors, dust or
vibrations. A sandwich shop usually has minimal impact.
6. Will not result in the destruction, loss or damage 0/ a natural, scenic or historic ftature 0/ mqjor importance.
This development will not result in the loss or damage of natural, scenic or historical
features.
7. Will fullY complY with all other requirements 0/ this Code, including a'?)! applicable requirements and
standards for the issuance 0/ a license or permit to establish and operate the proposed use in the ciry. This
development will comply with all other requirements of the Code.
If denial of such a permit should occur, it shall accompany recommendations or determinations by
findings or a report stating how the proposed use does not comply with the standards set forth in
Section 30-654.
In the review of the standards for CUP as outlined, it appears that the addition is consistent with all
of these standards.
Analysis
The interior of this 1,593 square foot space will be built-out for Jimmy John's restaurant. Jimmy
John's offers freshly prepared submarine and deli style sandwiches. The restaurant has seating for
45 people and offers delivery services. The hours of operation are from 10:30am to 9:00pm seven
days a week, they are anticipating 20-25 employees.
Signage is proposed on the front and side space of the building requiring sign permits.
Parkina and Circulation
Access to the property will be off Carson Court in two locations. One will be a shared access with
the property to the south and the main access from the cul-de-sac. The property provides 100
shared parking stalls and of those, 18 are required for the restaurant.
Lots 2-5 Carson Business Park are limited to 330 P.M. peak hour trips. The Walgreens, M&I Bank
and Multi-Unit buildings/ chipotle use a total of 254 trips, which leave 76 peak trips for the multi-
tenant building on Lot 2. Jimmy John's will occupy 1,593 square feet with peak P.M. trips estimated
at 17 resulting in 59 remaining trips for the additional square footage on Lot 2, approximately 9,771
square feet (see City Engineer memo).
S:\PLANNING\Case Files\2007\CUP\CU 07-07 Jimmy Johns\CC report. doc
Case File: CU 07-07
Page 4
Recommendation
The Planning Commission held a Public Hearing on this item on February 13,2007 and
recommended approval. No one spoke at the public hearing regarding this item.
Staff recommends that the City Council approve the Conditional Use Permit request, to allow a
Jimmy John's restaurant on Lot 2, Block 1, Carson Business Park with the following conditions:
1. The building shall meet all applicable building codes.
2. The building shall meet all applicable fire codes.
3. Any signage will require an approved sign permit prior to installation
Respectfully Submitted
Sheila Cartney
Senior Planner
S:\PLANNING\Case Files\2007\CUP\CU 07-07 Jimmy Johns\CC report. doc
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Location Map
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Case Number: CU 07-07 JIMMY JOHN'S
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
To Whom It May Concern:
This project includes the build-out and startup ofa Jimmy John's restaurant.
Jimmy John's has over 30 existing locations in the Twin Cities Metro area. We are
leasing a space at Carson Street Station from H.J Developments. The space will be 1593
square feet located in the North side of the building.
Jimmy John's restaurant sells submarine and deli style sandwiches which are
prepared fresh every day. Along with the gourmet sandwiches we also will be selling
chips, soda, cookies, and pickles. Jimmy John's separates itself from the competition by
providing fresher food and speedy service which also includes deliveries.
Jimmy John's will be located 18157 Carson Court Suite I and will be open from
1 0:30am to 9:00pm seven days a week. We will provide a delivery service and will have
approximately 20 to 25 employees.
Jimmy John's will have two Neon Illuminated Channel Letters across the front
and side of the space. There will also be 4 or 5 Neon signs on the inside of the windows
facing the parking lot.
DATE RECEIVED
I .- ?<-6""'tft
MEMORANDUM
TO:
FROM:
Sheila Cartney, Senior Planner
Terry Maurer, City Engineer ~
February 8, 2007
DATE:
SUBJECT:
Jimmy Johns Restaurant
Lot 2 - Carson Business Park Multi-Unit Building
File #226-145P
As requested, I have reviewed the peak hour traffic generation condition placed on the
Carson Business Park relative to the Jimmy Johns restaurant proposal for the building
located on Lot 2. As you are aware, a condition on the approval of the plat of Carson
Business Park was that the buildings on Lots 2 - 5 could not generate more than 330 P.M.
peak hour trips, according to the most recent Traffic Engineer's Trip Generation Manual.
As a historical point of reference, as previous buildings were approved, the following table
provides the building and the P.M. peak hour trips generated:
Lot 5 -Wal reens 125
Lot 4 - M & I Bank 68
Lot 3 - Multi-Unit Buildin s/Chi ode 61
This leaves a total of 76 P.M. peak hour trips for the multi-tenant building on Lot 2. An
initial submittal last fall from the developer's traffic engineer indicated that this building may
house as much as 3,000 square feet of sit-down restaurant, a 1,600 square foot coffee shop,
and the remainder, general retw. The Jimmy Johns proposal is for a restaurant footprint of
1,593 square feet. A discussion with the developer's traffic engineer regarding how to
classify the restaurant revealed that the Traffic Engineer's Trip Generation Manual does not
have a category specific to this type of restaurant, which may have a higher lunch hour peak
traffic generation, does ,not have a drive-thru window, but is not generally considered in the
sit-down restaurant category. For purposes of compliance with the above-stated condition,
it was determined that sit-down restaurant would be the best category for a conservative
approach. This calculation results in a peak P.M. hour trip generation of 17 for the
proposed approximately 1,600 square foot Jimmy Johns. This would result in approximately
59 remaining trips for the additional square footage in the building on Lot 2.
If you have any questions or need additional information regarding this issue, please contact
me.
S:\PLANNING\Case Files\2007\CUP\CU 07-07 Jimmy]ohns\07 08 07 Engr's memo. doc
JL T Partnership, LLP
580 Dodge Ave.
Elk River, MN 55330
(763)-441-2072
PEB 0 7 lOOI
emy Barnhart
&,Manager
fE~ River
... OroIlo Parkway
'ver; MN 55330
February 6,2007
..~to Repair CUP
568 Dodge Ave.
DATE ReCEIVED
- Z./~.!e?
-
iii of town and unable to attend the February 13th Planning Commission meeting.
vid,e this letter to the Planning Commission members.
i~~resent JLTPartnership, the owner of 580 Dodge Ave. which adj oins and lies east of the
bj~ct propertY. I feel that an auto repair shop could be an appropriate use for the partially
..vacaritbuilding with the following restrictions:
with the doors closed. Many auto repair
like tire and brake work or other
Our employees need a
not a quiet
The noise
are many different
Few conflicts have
would prefer a