ITEM 3.5B Planning 5.6.2019 MinutesITEM 3_5B
OTSEGO PLANNING COMMISSION MEETING
OTSEGO CITY HALL
MAY 61 2019
7:00 PM
Call to Order.
Chair Black called the meeting to order at 7:00 PM.
Roll Call: Chair Pam Black; Commissioners: David Thompson, Vern Heidner, Richard
Nichols, and Alan Offerman; Absent: Commissioners: Jim Kolles, Roger Mord, and Aaron
Stritesky; City Council: CM Tom Darkenwald. City Staff: City Planner Daniel Licht and
Administrative Assistant Kelly Thelen.
1. Announcements:
None.
2. Consider the following minutes:
2.1 April 15, 2019 Planning Commission Meeting.
Commissioner Thompson requested to amend the minutes on page five last paragraph
and add "asked" between his name and about.
Commissioner Offerman motioned to approve as amended. Seconded by
Commissioner Heidner. All in favor. Motion carried.
3. Public Hearing Items:
3.1 Harvest Run East: (Per applicant this was continued from April 12
A. Zoning Map amendment rezoning from A-1 District to R-4 District
and R-5 District.
B. PUD -CUP related to lot requirements.
C. Preliminary Plat.
D. Vacation of existing drainage and utility easement.
City Planner Licht presented the Planning Report,
Applicant, Heather Lorch and Stephen Bona, Capstone Homes, Inc., 14015 Sunfish Lake
Blvd NW, Suite 400, Ramsey were present. Ms. Lorch provided a PowerPoint
presentation. Ms. Lorch said that Capstone is proposing a memorial to Faye Jacobs by
naming the trail for her remembrance, which is supported by her family. Ms. Lorch
commented on the neighborhood meeting April 2, 2019 with conversation about homes
being offered and a common concern of the neighbors was the winter runoff and
flooding.
Chair Black opened the Public Hearing at 7:15 PM.
Minutes of the Otsego Planning Commission
May 6, 2019
Page 2
There were no public comments.
Chair Black brought the discussion to the Planning Commission members at 7:16 PM.
Commissioner Heidner questioned the driveway easement for the lot within Riverpointe
Addition. City Planner Licht stated the easement is private between the two property
owners and the City's intent is only to provide access to the lot from a public street
within the proposed preliminary plat.
Commissioner Heidner asked about the alignment of 58th and 59th Street at Quenroe
Avenue. City Planner Licht answered that the Engineering Review include a condition
that these streets intersect Quenroe Avenue at 90 degrees.
Commissioner Heidner stated his concern about 57th Street having been resurfaced and
potential for damage due to heavy construction traffic. City Planner Licht responded
that the City Engineer manages the construction entrances with the final plat.
Commissioner Heidner requested a condition be added restricting construction traffic
from using 57th Street and 58th Street.
Chair Black remarked about bus access into cul-de-sac streets and is concerned with
multiple cul-de-sacs in Harvest Run East having a similar issue. City Planner Licht
stated that the that the design for the cul-de-sac streets is adequate for school buses,
garbage trucks, and fire engines.
Commissioner Thompson said signage should be placed on the industrial land to the
north so future residents are aware it will not be homes. City Planner Licht said the
developer could be encouraged to provide information to buyers regarding the land use
to the north, but signage cannot be required since it is under separate ownership.
Commissioner Thompson questioned the front setbacks listed in the planning report.
City Planner Licht said that the front yard setback for the R-5 District lots is 25 feet for
the house and 30 feet for the garage face.
Chair Black reopened the Public Hearing at 7:25 PM.
Kevin Brenny, 16824 57th Street, stated his concern about construction traffic going
through on 57th Street and Quilley Avenue. Mr. Brenny stated there are many young
families and children in neighborhood so he is worried about the construction trucks
going through. Mr. Brenny also pointed out his house is one that has water drainage
issues in their backyard and would like it fixed.
Chair Black closed the public hearing at 7:27 PM.
Minutes of the Otsego Planning Commission
May 6, 2019
Page 3
Commissioner Offerman asked about the process for the developer regarding the
proposed memorial to Faye Jacobs. City Planner Licht said the Heritage Preservation
Commission identifies possible historic names to the Parks and Recreation Commission,
which then makes a recommendation to City Council for approval.
Commissioner Thompson motioned to recommend approval of a Zoning Map
amendment rezoning the subject site from A-1 District to R-4 District based
on a finding that the request is consistent with the criteria outlined in
Section 11-3-2.F of the Zoning Ordinance. Seconded by Commissioner
Offerman. All in favor. Motion carried.
Commissioner Heidner motioned to recommend City Council approval of a
vacation of existing drainage and utility easements and a PUD-
CUP/preliminary plat for Harvest Run East, subject to the 11 conditions as
amended to include:
12. Construction traffic shall be restricted from use of streets within Autumn Woods
and Wokson Hills until such time as the second lift of asphalt is placed on
streets within the plat.
Seconded by Commissioner Thompson. All in favor. Motion carried.
3.2 Insurance Auto Auctions, Inc (IAA):
A Concept Plan for development of a 100 acre auto auction facility.
City Planner Licht presented the Planning Report.
Pete Willenbring, of WSB, introduced Steve Tibble and Jay Bajgert with IAA, along with
Heather Nelson of WSB, were present as the applicants.
Mr. Tibble said that IAA believes this is a good opportunity for this property and thinks
it will kick off development of this area. Mr. Tibble said that cars come from insurance
and dealer backlot or donation cars; every vehicle sells with an auction once a week.
Mr. Tibble said IAA has 80 locations in the U.S. and Canada and employs 18,000
people. Mr. Tibble mentioned Tetra Tech preparation of Best Management Practices
and insurance for sites for environmental concerns. Mr. Tibble said that the cars come
to us from state tow facility within 3 to 12 days depending on the insurance company.
The first stop in the process is the drop zone for imaging and inspections; if the cars
leak, those vehicles are tested to contain leak before going to the storage yard. Once
title comes from the insurance company, the car is to sell at auction, with 250 cars a
week selling here. Mr. Tibble stated no parts are sold separately. Mr. Tibble said that all
of the cars are sold to licensed dealers, with 35 percent sold internationally, through
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May 6, 2019
Page 4
live and internet auctions. Mr. Tibble added that the proposed use is not a junkyard,
but a wholesale auto company with only outside storage and selling of vehicles.
Ms. Nelson provided an overview of the sketch plan to include 72 acres of outdoor
storage with 8 acres of buildings and the drop/loading zone. Lighting will only be
provided for employee parking lots and the building perimeter. A single entrance and
exit is proposed to Kadler Avenue. Screening along Kadler Avenue will be fencing and
trees. The storage area surface is similar to a heavy duty roadway with 6 to 9 inches of
compacted base, 2 to 4 inches of compacted millings mixed with asphalt emulsion, and
a fog seal application to further seal the surface.
Mr. Willenbring stated that IAA is constructing infrastructure and bringing jobs to the
City. Mr. Willenbring said that the project could increase tax revenue by $250,000 and
add 20 or more jobs. along with contributing $1,500,000 for Kadler Avenue
improvements, and paying 100 percent of utility fees upfront.
Mr. Tibble said with development of 100 acres and the related infrastructure spending,
it is a large investment for IAA. Mr. Tibble said that there is a benefit to the City of
having one entity on 100 acres and not many businesses smaller lots that would help
spur industrial development in area.
Chair Black reopened the Public Hearing at 8:00 PM.
Doug Lindenfelser, 9364 95th Street, said that there are existing drain tiles for
stormwater on west side of the property that need to be identified and maintained. Mr.
Willenbring explained the stormwater drainage patterns for the site and identified areas
that will be developed as stormwater basins. Mr. Lindenfelser added that the ditch at
the northwest corner of the property needs to be cleaned out.
Chair Black brought the discussion to the Planning Commission at 8:03 PM.
Commissioner Heidner asked about the valuation information presented by the
applicant and potential revenue to the City in taxes. Mr. Willenbring said the information
on taxes is for the parcel after development using information for other similar parcels
within the City. Commissioner Heidner stated he does believe the information it is a
correct estimate of the value and potential tax revenue. City Planner Licht said the City
Administrator used $5.5 million for property value generating $195,000 total taxes for
entire property. Commissioner Heidner asked for the source of the $20 to 25 million
improvement value. Mr. Tibble said the improvement costs is the estimate for site and
street improvements. Commissioner Heidner replied that essentially IAA is building a
$15 million parking lot.
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May 6, 2019
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Commissioner Heidner questioned how many cars will be stored at the site. Mr. Tibble
said about 150 cars per acre when fully developed or 72 acres x 150 cars = 10,800
cars. Commissioner Heidner asked about the 4.6 turnover for inventory per year
relative to estimated traffic. Mr. Willenbring said that tow trucks could haul multiple
cars. Mr. Tibble said that the development will be constructed in two phases.
Commissioner Heidner asked if the first phase is half of this site. Mr. Tibble replied yes.
City Planner Licht added that the required EAW would include a traffic component to
evaluate trip generation. Commissioner Offerman suggested they should be looking at
the project like it is full from day one. City Planner Licht said as the developer is
requesting approval for full build out and it should be evaluated as such.
Commissioner Offerman asked about improvements for 70th Street between Kadler
Avenue and CSAH 19. City Planner Licht said that 701h Street is shared by City of
Albertville and Otsego and added that the two cities are working on reconstruction of
the street section this fall.
Commissioner Nichols asked about extension of temporary sewer with construction of
Kadler Avenue. City Planner Licht explained the location of the trunk sewer lines for
this area and the use of temporary connection for the proposed facility.
Commissioner Offerman said his biggest concern is screening for the adjacent
residential developments to the east of Kadler Avenue. City Planner Licht replied that
the undeveloped land immediately east of Kadler Avenue is guided for office and
industrial uses.
Commissioner Offerman commented about the similar auto auction facility located off of
CSAH 81 in Dayton and noted how is it not screened because there is no residential
area close by.
Commissioner Heidner said the site will need to be screened on all sides. Commissioner
Heidner added he is having a hard time with the concept of a vehicle that has been
totaled being stored and the likelihood of having another business nearby for selling
parts because in the pictures included hoods up on the several cars pictured.
Commissioner Offerman stated whether the cars come and go they are still sitting
there. Commissioner Offerman agrees with the benefits of improving Kadler Avenue and
industrial area, but still wondered if this is the highest and best use for the property.
Commissioner Heidner said that if Kadler Avenue is improved there will be more traffic
on the north stretch of Kadler Avenue and on 80th Street. Commissioner Heidner added
that with the current condition of 70th Street, some drivers would use 80th Street.
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May 6, 2019
Page 6
Commissioner Offerman questioned the anticipated traffic for the weekly auctions. Mr.
Tibble responded the preview day is Tuesday for the auction Wednesday with probably
40 buyers coming in and 250 buyers on internet; pickup is 3 or 4 days after the auction.
Commissioner Heidner recounted the 250 cars a week estimate and wanted to know if
that include the trips by the buyers because he is counting 80 trips for buyers.
Mr. Tibble said that the 250 trips per week figure did not count the buyers traffic.
Commissioner Thompson commented that 50 vehicles daily coming to the facility is not
all individual cars, but with a carrier or flatbed. Mr. Tibble agreed that a 3 car tow truck
or 4 car carrier would be used also.
Commissioner Heidner asked how cars are moved into and out of the storage area. Mr.
Tibble explained the storage of the vehicles and use of a loader to move the cars.
Commissioner Heidner wanted to make sure it does not damage or cause leaks to other
cars when being moved. Mr. Tibble agreed there would be no damage.
Commissioner Offerman wanted to know the location of the next closest facility to
Otsego. Mr. Tibble stated in St. Paul. Commissioner Offerman followed up by asking
where the next closest facility is that would be similar to an area like Otsego. Mr.
Tibble replied Sioux Falls, South Dakota. Commissioner Offerman would like to see what
the facility looks like. Mr. Tibble added Seattle, Washington and Houston, Texas also
are similar locations.
Commissioner Nichols wanted to hear fencing requirement of the Zoning Ordinance
restated. City Planner Licht read the Zoning Ordinance requirement and explained the
proposed fencing with an 8 foot fence and trees along Kadler Avenue and 6 foot chain
link fence on the other three sides.
Commissioner Offerman would like a screen from the south either with vinyl slats or a
solid fence. City Planner Licht replied chain link with vinyl slats is not sufficient for
screening, but that the Planning Commission can add stipulation requiring additional
fencing and/or screening.
Commissioner Heidner asked if this the would be the largest facility for IAA. Mr. Tibble
answered there are facilities larger than this. Commissioner Heidner suggested to table
this discussion tonight to wait for more information about other IAA facilities as an
example. Commissioner Offerman would like aerial photos or other facilities that are
similar areas to be consistent with the proposed facility.
Chair Black returned to the public for additional comment at 8:28 PM.
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May 6, 2019
Page 7
Randy Hermann,14282 91St Street Northeast, said he is concerned about the
stormwater issues, but not visual aspect. Mr. Hermann also asked that if loader is used
in frost conditions, will the surface last for time of the interim use permit.
Chair Black closed the Public Hearing at 8:29 PM.
Commissioner Nichols asked about the area surrounding the facility in Seattle. Mr.
Tibble said the facility is surrounded by an apartment complex, two sides to
neighborhoods, and a condo complex. Mr. Tibble continued that it is 142 gross acres
with 65 acres currently built out. Commissioner Nichols questioned how long the facility
has been open. Mr. Tibble replied 1 year.
Commissioner Offerman asked City Planner Licht for a summary of additional
information that the Planning Commission is requesting by tabling the discussion. City
Planner Licht said that additional information is to be provided regarding facilities in
areas similar to Otsego including, Sioux Falls, Seattle, Houston, and the non -IAA
location in Dayton, with the main concerns for surfacing, surrounding land uses, area of
facility, and screening requirements.
Commissioner Offerman asked about enforcement of the IUP termination date. City
Planner Licht specified after the term limit expires, the right to the use ceases and they
must vacate site. City Planner Licht added the property owner has right to request and
extension of the use, but approval is not guaranteed.
Commissioner Heidner said no business has been in Otsego for 35 years.
Commissioner Thompson added there is a need for vehicles to go somewhere and
insurance company to assess vehicle. Commissioner Heidner agreed but is concerned
because it is a huge facility; if half size not as big a concern. Commissioner Nichols
asked Commissioner Heidner to explain further. Commissioner Heidner said that the
City gets tax money from tax revenue them and could be better use for it later.
Commissioner Heidner said this use may also causing the need for other streets to be
built. Commissioner Nichols said that the lot could sit empty for 35 years.
Commissioner Offerman added does it have to be 35 years.
Commissioner Nichols motioned to table. Seconded by Commissioner
Heidner. All in favor. Motion carried.
Commissioner Offerman asked if the public hearing will be renoticed. City Planner Licht
said the information regarding the next discussion of the request will only be posted on
the City website.
Minutes of the Otsego Planning Commission
May 6, 2019
Page 8
CM Darkenwald asked how the requested information will be gathered. City Planner
Licht said that City staff will coordinate with developer on the information to be
presented so as to meet the Planning Commission's expectations.
3.3 Parrish Meadows:
A. Zoning Map amendment rezoning from A-1 District to R-6 District.
B. PUD-CUP/Preliminary Plat.
City Planner Licht presented the Planning Report.
Applicant, Collin McGlynn, 1603 Jarvis Street, Elk River, and William Hass, 24735 100th
St NE, Zimmerman, WH Diversified, present. Mr. McGlynn agreed with report and ready
to answer questions if have any.
Chair Black opened the Public Hearing at 8:47 PM.
No comments made.
Chair Black brought the discussion to the Planning Commission members at 8:48 PM.
Commissioner Offerman commented on the landscaping for detached villas around
house and along about Parkington Avenue. City Planner Licht replied that Parkington
Avenue will be landscaped with a residential buffer yard on the west side and the east
side will be done when the commercial lots develop.
Commissioner Heider commented on the street connections to the west and north
asking if the one to the west could be eliminated. City Planner Licht responded that
871h Street exists and will provide a connecting street for neighborhood access and
emergency vehicles. City Planner Licht also explained the existing property boundaries
in the area mean that the lot widths cannot be shifted to gain an additional lot if one or
both of the street connections is eliminated.
Chair Black returned to the public for additional comment at 8:54 PM.
Kevin Lefebvre, 8585 Parrish Avenue, said that shifting Parkington Avenue to the east
may be getting close to his house that will remain on the south commercial lot. City
Planner Licht explained where Parkington Avenue is to be shifted. Mr. Lefebvre asked
if there is any landscaping on east side of road to his house. City Planner Licht replied
the landscaping on the east side would be installed when lot developed with commercial
uses.
Chair Black closed the public hearing at 8:56 PM.
Minutes of the Otsego Planning Commission
May 6, 2019
Page 9
Commissioner Thompson asked for a sign identifying a future fire station on the City
parcel. City Planner Licht answered City Council recently finished a Fire Service study
and that it may be possible to post a sign once the staging for fire station locations is
determined.
Commissioner Offerman motioned to approval of a Zoning Map amendment
rezoning the subject side from A-1 District to R-6 District and B-3 District
based on a finding that the request is consistent with the criteria outlined in
Section 11-3-2.F of the Zoning Ordinance. Seconded by Commissioner
Nichols. All in favor. Motion carried.
Commissioner Offerman motioned to recommend City Council approval of the
Parrish Meadows PUD-CUP/preliminary plat, subject to the 11 conditions.
Seconded by Commissioner Thompson. All in favor. Motion carried.
4. Update on City Council actions.
CM Tom Darkenwald updated the Planning Commission on recent City Council actions.
5. Update on future Planning Commission Agenda items.
City Planner Licht updated the commissioners on possible future agenda items.
6. Adjourn.
Commissioner Offerman motioned to adjourn. Seconded by Commissioner
Nichols. All in favor. Motion carried. Adjourned at 9:04 PM.
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Pam Black, Chair
ATTEST:
Kelly Tqqlen, Administrative Assistant