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CR 2004-142 Site Plan Review, Office Building G \ 1 y Or September 15,2004 ~ Council Report 04-141 HOPKINS . SITE PLAN REVIEW - OFFICE BUILDING Proposed Action. Staff recommends the following motion: Move to adopt Resolution 04-65 approving the construction of an office building on Second A venue South. The Nine Mile Cove residents have petitioned for a discretionary Environmental Assessment Worksheet (EA W) for the Parker Office Building. The City Attomey is reviewing the EnvirOtul1ental Quality Boards regulations to determine if this development fits into an exempt or discretionary EA W. His response will be presented at the Council meeting. The above action is based on a determination that the development is exempt from an Environmental Assessment Worksheet (EA W). If it is determined that the development is a discretionary EA Wand the City Council indicates that an EA W should be completed the City COLlllcil's action is the following: Order an EAW and continue the site plan review and other actions for the office building until the completion of the EA W. Overview. The applicant, Jim Parker, is proposing to construct ten office condominiums on property that is south of the Hopkins Care Facility. This is a difficult site to develop because most of the site is wetlands. The condos will be placed on the site along Highway 169_ The condos will be two stories and approximately 1700 square feet each. There will be four indoor parking spaces along with surface parking on the west side of the building. Access to the site e will be from a private drive fi"om Second Avenue South. An office use is a conditional use within the B-1 zoning district. The applicant has applied for a conditional use pemlit to use the building for office use. Primary Issues to Consider. . What is the zoning of the property, and how has the Comprehensive PI:m designated the subject site? . What are the specifics of the proposed development? . What was the discussion at the Zoning and Plalming meeting? . What has happened since the Zoning and PlaJUling meeting? . Can the City Council order an EA W? Supporting Documents. . Analysis of Issues . Site Plans . Minutes from neighborhood meeting . Resolution 04-65 \\ \ i' \ ' r . r 1.... .~ II>- u ',' Ua _, i.)' ) \ , Nancy S. Anderson, AICP '. . Planner Financial Impact: $_N/A~Blldgeted: YIN Source: ~ Related Documents (elp, ERP, etc.): Notes: CR04-142 Page 2 . Primary Issues to Consider. . What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? The subject prope11y is zoned B-1, Limited Business. The Comprehensive Plan has designated the site as c0111mercial. The proposed use is a conditional use within the B-1 zoning district. . \Vhat are the specifics of the new addition? Exterior The exterior will be lap siding on the top section of the building and masonry veneer on the bottom section. The elevation t1:0111 the east will be a flat roof. The flat roof area wi II screen the mechanical units on the roof. The elevation from the west side will be a hip roof. Landscaping I i The landscape plan indicates 35 new trees of the required size. The site is required to have I 51 trees. The new trees will line the driveway and the parking area on the west side. The site . docs have existing trees along Second Avenue that will count for the required landscaping. With the new trees to be planted and the existing trees the landscape requirements will be met. In addition to the required trees, the applicant will be planting a variety of shrubs and perennials. Parking There will be 35 surface parking spaces located on the west side of the site. There will also be four covered parking spaces per condo for a total of 40. The entrance to the covered parking will be from the east side of the building. The site is required to have 68 parking spaces. Engineering/Public '''orks The City Engineer is reviewing the proposed development, allY approval will bc contingent that the plans will be acceptable. Fire Marshal The fire marshal has reviewed the preliminary plans and found them acceptable. . CR04-142 Page 3 . Trash Each office area will have a trash area on the first floor. There will be no outside trash area_ Access Access to the site will be from Second Avenue South. There will be a private driveway on the north side of the lot into the site. Setbacks B-1 Proposed Front yard 20 feet 115 feet North side yard 10 feet 45 feet South side yard 12 feet 38 feet Rear yard 35 feet 391 feet Height 25 feet 25 feet Signage The site plan indicates a monument sign on Second Avenue near the driveway and on the east side of the building. Any signage will have to meet the signage requirements for a B-1 . zon ing district. Watershed District The applicant has been working closely with the Watershed District on this project. The Watershed District will have to approve this development. Surrounding uses The site is surrounded by Hopkins Care Facility, open space to the south and west, and Highway 169 to the east. . What was the discussion at the Zoning and Planning meeting'? At the Zoning and Planning meeting Mr. Paul moved and Mr. Sholtz seconded a motion to adopt Resolution RZ04-28, recommending approval for the construction of an office building on Second Avenue South. The motion was approved on a 5-1 vote, Mr. Kjos votmg I1<lY_ Ms. Anderson reviewed the proposed office building with the Commission. Jim Parker, the applicant, appeared before the Commission. Mr. Parker stated that the driveway will be encroaching on the wetland, and it is required to be replaced at a 2-1 ratio. The Watershecl District has not decided if the replacement will be on-site or in another location. At the public hearing, many Nine Mile residents spoke about the proposed office building. The . following are the main topics: . Site was represented by Ron Clark as unbuildable CR04-142 Page 4 . Nine Mile Cove is maintaining the landscaping along Second Avenue . . Additional traffic on Second A venue . Cut-through traffic . Signage and lighting . Additional delivery truck traffic . Unknown tenants . Office building view . Trees removed along 169 The Commission discussed the various concems of the residents. The Commission discussed placing additional conditions on the building. The additional conditions are additional trees along the west side of the parking area and that the lighting of the parking area is focLlsed down on the lot. . What has happened since the Zoning and Planning meeting? Mr. Parker asked for this item to be continued at the September 7, 2004, City Council meeting so that he could conduct another meeting with the neighborhood. Mr. Parker and the neighborhood met again, Mr. Parker's minutes from the meeting are attached. The neighborhood has petitioned for an Environmental Assessment Worksheet. . Can the City Council order an Environmental Assessment Worksheet (EA W)'! . The Nine Mile Cove residents have petitioned for a discretionary Environmental Assessment Worksheet (EA W) for the Parker Office Building. Staff has detel111ined the proj eet does not fit into the mandatory category for an EA W. The City Attorney is reviewing this matter to detemline whether the development fits into the discretionary or exempt category. If the attomey detennines it is exempt, the City Council cannot require an EA W. If the development is determined to meet the discretionary threshold, the decision to order an EA W is up to the City Council. State Statute determines that "a unit of govcmment with approval authority over the project. .." may require completion of an EA W when available evidence indicates that the project "may have the potential for significant environmental effects_" An EA W would study the environmental aspects of the project and identify how thcy might be addressed. An EA W will cost approximately $20,000-$30,000 and take approximately 90 days to complete. Thc City would contract with a consultant to complete the EA Wand would be reimbursed by the applicant. Altern atives. 1. Approve the construction of the office building. By approving the construction of the office building, the applicant will be able to construct the building as proposed. . 2. Dcny the construction of the office building. By denying the construction of the office building, the applicant will not be able to construct the building as proposed_ If the City Council considers this alternative, findings will have to be identified that SLlpport this CR04-l42 Page 5 alternative. . 3. Order an EA W for the proposed office building if it is detennined that the development falls into a discretionary EA W. With this action the site plan revlew for the office building will have to be continued until the EA W process is completed. 4. Continue for further infol1nation. If the City Council indicates that further information is needed, the item should be continued. i . .