5.2. PCSR 08-12-2008!~ J~
ccy or
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River
REQUEST FOR ACTION
To Item Number
Plannin Commission 5.2.
Agenda Section Meeting Date Prepared by
August 12, 2008 Jeremy Barnhart, Planning Mana er
Item Description Reviewed by
Request by Earl Hohlen for a preliminary plat approval to Case
No. P 08-08, Public Hearing Reviewed by
Action Requested
Staff recommends that the Planning Commission the Preliminary Plat for Zane Street Commons, as
illustrated on drawings dated received June 30, 2008, with the following conditions:
1. The development shall meet all applicable fire codes.
2. Park dedication shall be provided in the following manner:
a. In the form of cash for 21ots at the Commercial rate applicable at the time of
recording of the final plat ($6,950.00/lot, or $13,900 at the 2008 rate).
3. All required subdivision/park information shall be provided in an electronic format
(.dwg file) as required by the City ordinance and land use application prior to
recording of the plat.
4. This approval of the preliminary plat shall expire after 1 year, unless the property
owner or owners agent has received final plat approval or letter of request for
extension.
5. The Final Plat should illustrate restricted access onto Hwy 169.
Background/Discussion
The applicant is requesting approval of a preliminary and final plat to create two lots and one outlot. The
subject site is zoned PUD, which allows some flexibility in lot design as well as flexibility in building
design. The site was designed to be generally consistent with the a highway commercial zone, the future
intended use of the property. Lot one will be 3.28 acres and Lot 2 will be 2.25 acres, both having access
from Zane Street. The outlot is approximately 4 acres. No improvements are proposed for the outlot.
Attachments
Location Map
Applicant's Narrative
Site Plan
Case File: P07-10
Page 2
General Information
Rocly's Manor
Applicant Earl Hohlen
120 Day Rule The application has been deemed complete as of June 30, 2008.
The City must take action by October 30, 2008
Requested Action Preliminary Plat
Location and Size Approximately 9.5 acres west of Zane Street, east of Highway 169,
north of the railroad tracks.
Location Existing Use Land Use Plan Designation Current Zoning
Subject Undeveloped Highway Business PUD
Property
North Retail Highway Business PUD
development
South Single family Light Industrial BP
residence
East Retail Highway Business PUD
development
West GRE HQ/ Light Industrial I-1 /SWF
peaking plant/ US
Hwy 169
Overview
The subject site is approximately 9.5 aces and is zoned PUD. The PUD agreement will outline the design
guidelines, and be approved as part of a Conditional Use Permit. The two 2.25 acre plus lots seem
adequate to support the intended use of the property: retail sales.
Applicable Regulations
Subdivision
These findings are necessary for the city council approval of the preliminary plat and the final plat:
(1~ The proposed subdivision is consistent with the honing regulations (article VI of this chapter) and conforms in all
respects zvith all requirements of this Cade, including the honing regulations and this article.
(2) The proposed subdivision is consistent with all applicable general and specialised czty, county, and regional plans,
including, but not limited to, the city's comprehensive developmentplan.
S:\PLANNING MAIN\Case Files\Plat\P 08-08 Zane Street Commons\Staff report to PC 8-12-08.doc
Case File: P07-10
Page 3
Rocky's Manor
(3) The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to
erosion and siltation, susceptibility to flooding, and drainage are suitable for the ~e and density of development and
uses contemplated.
(4) The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation,
erosion control and all other services, facilities and improvements otherwise required in this article.
(5) The proposed subdivision will not cause substantial environmental damage.
(6) The proposed subdivision will not conflict with easements of record ar with easements established by judgment of a
court.
(7) The proposed subdivision will not have an undue and adverse impact on the reasonable development of
neighboring land.
(8) The proposed subdivision is not premature. A subdivision is premature if any of the following eaczsts:
a. Lack of adequate stormwater drainage.
b. Lack of adequate roads.
c: Lack of adequate sanitary sewer systems.
d. Lack of adequate o~`--site public improvements or support ystem.r.
In the review of the standards for final plat as outlined, it appears that the request is consistent with all of
these standards.
Analysis
The plat is consistent with the style of development desired, and generally consitent with the style of
development along Hwy 169.
Comprehensive Plan
The Plat is consistent with the Comprehensive Plan
Parks
Park and Recreation Commission Recommendation -This item will be reviewed by the Park
Commission on August 13, and both the Park and Recreation and Planning Commission
recommendations will be forwarded to the City Council. Staff is recommending the park dedication for
the two lots be provided as cash.
Transportation
Streets -The only access to the site is from Zane Street, no access will be permitted from Hwy 169. No
new streets are proposed as part of this development.
Action Motion by Second by Vote
Follow Up
S:\PLr1NNING bL',IN\Case Piles\Plat\P 08-08 Zane Street Commons\Staff report to PC 8-12-08.doc
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R1Ver ZANE STREET COMMONS
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Description of Project Narrative
A typewritten narrative explaining your request in detail should include, but not limited to,
all the following applicable information:
o Detailed description/scope of project. What is being proposed?: The proposed
project consists of (2) new retail buildings, a pylon sign, and a retention pond
serving those buildings in an I-1 District. The hope is to have 4 single story retail
structures and (1) two story office building. Each building will generate its own
property boundaries and parking requirements dispersed throughout the site.
The project will require Re-platting, New Easements, Vacated-Restrained,
Easements.
o Hours of Operation: Our current hours of operation are Monday -Sunday 8:00
am - 9:00 pm.
o Number of Employees: The number of employees per 1,150 sq. ft. store to be (2)
at any given time. A larger retail store to have 1 additional employee for each
1,150 sq. ft. of space. The (Z) story office building will use 200 sq. ft. per
employee.
o Number of parking stalls, existing and additional: The total number of parking
stalls required is 105, however, 143 are provided.
o Is there proposed screening of the site? No.
o Proposed building materials (How do they comply with applicable design standards)?
The proposed building materials are slab on grade floor, metal stud framing, steel
bar joists for a sloped roof structure /parapet walls, with 65% E.I.F.S. exterior
20% brick veneer wainscoting and 15% prefinished storefront systems.
o Signage -How many? What type? Locations? One two-sided Pylon sign is
proposed at the west side of the site addressing Highway 169. The sign will have
materials to match the building exterior. The buildings will also have internally
illuminated signs on both the front and back of the buildings addressing
Highway 169 and Zane Street. Those signs will not be larger than 10% for a
single unit tenant and 7% for a multiple unit tenant.
o Is there outdoor storage? What is being stored? How much? Proposed screening? No
outdoor storage other than a trash enclosure which will have materials to match
the building exterior. There will be one shared trash enclosure for phase one and
one shared trash enclosure for phase two.
~~~o~
o What axe the impacts to the site? Percentage of tree removal, amount of grading, etc?
In Phase One, we will be removing (2) trees on City property and one on ours to
accommodate a new drive lane and parking. We will be relocating those trees to
city property to blend in with the existing tree line that abuts Zane Street. We
will also add one tree to the south end of Phase Two that matches the adjacent
existing trees. We will also be adding (4) new ornamental trees between
Buildings One and Two as shown on our Site Plan.
The Amount of grading will be significant. The Site will be stripped and
filled to align with adjacent site grading elevations and modified to receive new
storm lines and retention pond. Numerous trucks will be hauling dirt away and
bringing dirt in along Zane Street. A street sweeper will be on site at all times
during the truck traffic times to keep Zane Street clean. Signs will also be posted
to notify shoppers and business owners of the•increased truck traffic.
o Interim Use Permits -what is the duration of request? N/A
o What are the reasons for the proposed Ordinance Amendment? N/A
o What is the purpose of the Easement Vacation? We will be vacating Utility
Easements to allow for the development of the Site. Meetings with Great
River Energy have been conducted and a building area been designated as
shown on the plans. A formal Vacation is in the works.
We will also be seeking to create easements on city property to allow for
the proposed parking layout.
o What has changed to warrant the Land Use and/or Zone Change? N/A
- How is the request consistent with City of Elk River Comprehensive Plan?
- How compatible is it with surrounding properties?
o Why the rezoning of a development to PUD is being requested? N/A
- What are the benefits to the City?
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