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HomeMy WebLinkAbout1987 04-09 PCP Planning Commission Information Sheet Application No. 87007 Applicant: Shingle Creek Land Company Location: Tract A, R.L.S. 1572 (Spec. 12) Request: Special Use Permit (Off-Site Accessory Parking) The applicant (Shingle Creek Land Company) is requesting a special use permit to provide off-site accessory parking on Tract A, R.L.S. 1572 (Spec. 12 site) in order to provide sufficient parking to allow a full office occupancy of the RCM Plaza building, 6701 Parkway Circle (Tract B, R.L.S. 1564) . The applicant has negotiated a lease with the audit division of Target Stores for the remaining space in RCM Plaza as an office occupancy. The properties under consideration are located in the I-1 zoning district and are a part of the Shingle Creek Business Center. RCM Plaza is bounded on the east by the Spec. 11 (or Shingle Creek 11) site; on the north by the Spec. 9; on the west by the MTC site; and on the south by the Spec. 12 site and Parkway Circle (the nonpublic roadway that serves as access to the Shingle Creek Business Center) . The Spec. 12 site is a vacant parcel between t_he MTC and RCM Plaza sites and the Ramada Hotel to the south. Off-site Accessory Parking This application proposes to provide an off-site accessory parking lot containing 153 spaces for the sole use of RCM Plaza. It would also alter the most recent allocation of parking spaces in the central parking lot (Tract C, R.L.S. 1564 and Tract C, R.L.S. 1572) servicing various buildings in the Shingle Creek Business Center which was approved by the City Council under Planning Commission Application No. 86034 on September 8, 1986. The central parking lot is divided into two areas, a north and south lot separated by a landscaped area, and has a parking capacity of 276 parking spaces. There also exists an agreement between the City and Lombard Properties stipulating that Lombard will construct a 185 stall parking ramp over the central parking lot upon a determination by the City that parking demand in this complex demands it. A parking allocation totaling 332 spaces (276 in central lots with 56 deferred as part of a future parking ramp) was allocated and distributed in the following manner as part of Application No. 86034: Building Spaces Required Provided On-Site Off-Site Central Lot Shingle Creek 11 152 50 102 (20% Office; 80% Industrial) RCM Plaza 226 176 50 50% Office; 50% Industrial) Parkway Place 271 156 115 (60% Office; 10% Clinic; 30% Industrial) Ramada Hotel 493 428 65 1,142 810 332 Because the applicant proposes a total office occupancy of RCM Plaza, the parking requirement for that building would be 329 spaces based on the ordinance parking formula for a 74,699 sq. ft. office building. As indicated above, there are 176 4-9-87 -1- Application No. 87007 continued spaces on-site and a need, therefore, for 153 off-site spaces to accomplish this. For an off-site accessory parking special use permit to be granted, it must be consistent with the Standards for Special Use Permits and also, with the provisions contained in Section 35-701, Subdivision 3a through 3g (copy attached) . Subdivision 3b limits off-site accessory parking to one site for each principal use. Therefore, the applicant proposes to have no parking allocation from the central parking lot for RCM Plaza and to provide all of the needed off-site parking on the vacant Spec. 12 site. They have submitted a parking plan showing an expansion of the parking lot south of RCM Plaza on to the Spec. 12 site to provide the required parking. B612 curb and gutter would be provided around the parking and driving areas and additional landscaping, consistent with that at RCM Plaza, would be provided in large parking .lot islands and the greenstrips along Parkway Circle. New Allocation The new central parking lot allocation would be as follows: Shingle Creek 11 102 spaces Parkway Place 115 spaces Ramada Hotel 65 spaces Unallocated 50 spaces Total 332 spaces The applicant has also requested consideration of a proof-of-parking agreement at this time because they may well have other alternatives and parking allocation proposals in the near future. Other Considerations This proposed change leads to other considerations which must be addressed. First of all, the additional office occupancy RCM Plaza (100%) will lead to additional traffic being generated particularly the p.m. peak hour. The traffic generation based on a probable development used as the model in the Short-Elliott-Hendrickson Traffic Analysis anticipated a 50% office occupancy being generated from the RCM site. Of primary concern is the impact on the intersection of Shingle Creek Parkway and Freeway Boulevard during the p.m. peak hour (5:00 to 6:00 p.m.) . Given the probable case, a level of service of D was anticipated. This level of service can be improved to a level of service C with turn lane improvements. The proposed change in occupancy will not cause maximum case development and we do not anticipate any significant impact as this intersection with the proposed change in occupancy of the building. However, the Director of Public Works has noted that the increased office occupancy at RCM Plaza may well cause an increase in traffic movements at the north intersection of Parkway Circle/67th Avenue North and Shingle Creek Parkway. He has recommended, as part of the approval of this application, that the applicant be required to enter into a traffic signal agreement with the City whereby they would agree to pay for half the cost of a traffic signal at that location should one become necessary within the next 10 years. This agreement would be similar to the one Lombard has entered into to pay the entire cost of a traffic signal at the south intersection of Parkway Circle and Shingle Creek Parkway. Similar agreements have been executed for the north and south entrances to the Target/Shingle Creek Center on Summit Drive and John Martin Drive respectively and with the Brookdale Square Shopping Center. 4-9-87 -2- Application No. 87007 continued The City Engineer has indicated that a drainage plan for the Spec. 12 site must be submitted and approved by the Shingle Creek Watershed Management Commission. It is our understanding that the applicant is preparing such a plan for submission. The City Engineer has also expressed concern that the flowageway running from the intersection of 67th Avenue North and Shingle Creek Parkway to Shingle Creek be protected and left open. Central Parking Lot Landscape Provisions The City Council also approved a proposal by Lombard Properties on September 8, 1986 to construct a somewhat elaborate landscaped plaza with two pools and a pavilion within the central parking lot under Planning Commission Application No. 86033• The applicant wishes to request approval of a proposal to scale this project down to provide only a landscaped area and a walkway through this same area. The area would be the same size, approximately 54' wide north to south and 270' long east to-west. It would contain a lighted concrete meandering walkway with eight sitting benches. The area would be sodded and contain. numerous trees, shrubs and flowers (5 Imperial Locusts, 3 Norway Maples, 16 Green Spruce, 9 Radiant Crab, 4 Snowdrift Crab, 10 Japanese Tree Lilac, many Junipers, Winged Euonymus, Narrow Leaf Hosta and over 1,000 Red Geraniums) . It should be noted that underground irrigation is required, as under the previous application, in all landscaped areas. Recommendation We believe this application is in order and recommend approval subject to the following conditions: 1. Special use permit approval acknowledges off-site accessory parking of 153 spaces on Tract A, R.L.S. 1572 to be provided for the sole use of Tract B, R.L.S. 1564. The applicant shall encumber the 153 parking spaces for this specific purpose in a manner consistent with City ordinances as approved by the City Attorney. Said encumberance shall be filed with the title to the properties. 2. Special Use Permit approval acknowledges the proof-of-parking for up to 153 parking spaces. The applicant shall execute an agreement, as approved by the City Attorney, to install said parking upon a determination by the City that they are necessary for the proper functioning of the site. This agreement shall be filed with the title to the property. 3• A revised declaration establishing parking rights in the central parking lot for the Ramada Hotel, Parkway Place and Shingle Creek 11 shall be reviewed and approved by the Zoning Official and the City Attorney prior to the filing at the County. 4. The applicant shall execute a standard utility maintenance and inspection agreement as approved by the City Engineeer. 5• The applicant shall submit a drainage plan for approval by the Shingle Creek Watershed Management Commission. 6. The applicant shall agree to dedicate the necessary easement area required for storm water detention in accordance with the plan approved by the Shingle Creek Watershed Management Commission. 7. The applicant shall be responsible for protecting the flowageway running from the intersection of 67th Avenue North and Shingle Creek Parkway to Shingle Creek. 4-9-87 _3_ Application No. 87007 continued 8. The applicant shall enter into a traffic signal agreement with the City, as approved by the Director of Public Works, whereby they shall be responsible for paying half of the cost., of.the future installation of a traffic signal at the Parkway Circle/67th Avenue North intersection with Shingle Creek Parkway if the necessity of such a traffic signal is determined by the City. 9. Approval of this application acknowledges an amendment to the landscape/plaza plan submitted under Planning Commission Application No. 86033 subject to all of the conditions imposed on that application on September 8, 1986. 10. Special use permit approval acknowledges the ability of RCM Plaza to have a 100% office occupancy. 11. Special use permit approval is subject to all applicable codes, ordinances and regulations. Any violation thereof shall be grounds for revocation. 4-9-87 -4-