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ITEM 4.14_7 TPC The Planning Company PLANNING REPORT 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com TO: Otsego Planning Commission FROM: D. Daniel Licht, AICP REPORT DATE: 10 March 2020 ACTION DATE: 25 April 2020 RE: Otsego —Your Garage, LLC; PUD-CUP/Site and Building Plan Review TPC FILE: 101.02 BACKGROUND Your Garage, LLC is proposing construction of 2 buildings having a total of 20,700 square feet to be used for 21 individual self -storage units. The ownership of the individual storage units within facility would be divided through a condominium association. The 3.13 subject site is Lot 3, Block 1 Autumn Woods Commercial located on the east side of Queens Avenue north of CSAH 36. The proposed development requires consideration of a Zoning Map amendment rezoning the subject site to 1-3 District, a PUD -CUP to allow multiple principal buildings on 1 lot and condominium association ownership of the individual units, and site and building plan review. A public hearing to consider the applications has been noticed for the Planning Commission meeting on 16 March 2020. Exhibits: ■ Site Location Map ■ Building elevation plan ■ Building floor plan ■ Site Plan 1 ANALYSIS Zoning. The subject site is zoned B-3, General Business District. The site is proposed to be rezoned to 1-3, Special Industrial District. The proposed self -storage units are considered to be a warehouse use, which is a permitted use within the 1-3 District. The proposed development includes 2 principal buildings on 1 lot with individual condominium ownership of the units within each building. The proposed 2 principal buildings and condominium ownership requires approval of a PUD -CUP in accordance with Section 11-16-3.0 of the Zoning Ordinance. Consideration of the Zoning Map amendment and PUD -CUP is to be based upon (but not limited to) the following criteria set forth in Section 11-3-2.F and Section 11-4-2.F of the Zoning Ordinance: 1. The proposed action's consistency with the specific policies and provisions of the Otsego Comprehensive Plan. Comment: The Comprehensive Plan guides the subject site for future industrial uses within the East Sewer District. The industrial development guided for the subject site is to be smaller scale buildings and low intensity uses similar with the character of existing uses in the area that were established prior to the area being annexed to the City in 1994. The proposed use is consistent with the Future Land Use Plan and policies for development within this area of the City. 2. The proposed use's compatibility with present and future land uses of the area. Comment: The subject site is surrounded by the existing and planned uses shown in the table below. The residential uses to the east of the subject site are separated by an approximate 10 foot change in elevation and existing vegetation in the rear yards of the residential lots. A mix of shade and evergreen tree plantings are recommended to the east of the proposed buildings within the subject site to provide additional screening to supplement the existing trees on the residential properties. Direction Land Use Plan Zoning Map Existing Use North Industrial 1-3 District Office/warehouse East LD Residential R-3 District Single family dwellings (lac. lots) South -- -- Queens Avenue West Industrial 1-3 District Manufacturing (Canvas Craft) 3. The proposed use's conformity with all performance standards contained within the Zoning Ordinance and other provisions of the City Code. Comment: The proposed development will be required to comply with the applicable performance standards of the Zoning Ordinance and Engineering Manual. I) 4. Traffic generation of the proposed use in relation to capabilities of streets serving the property. Comment: The subject site is accessed from Queens Avenue, which is designated by the 2012 Comprehensive Plan as a Commercial/Industrial Collector Street. The existing roadway has adequate capacity to accommodate traffic that would be generated by development of the subject site as proposed. 5. The proposed use can be accommodated by existing public services and facilities and will not overburden the City's service capacity. Comment: The proposed use is within the East Sewer District where urban uses are guided based on available infrastructure. The proposed use does not require connection to utilities. The development of the subject site will not impact City service capabilities. Condominium Ownership. The developer is proposing to divide ownership of the individual storage units within the 2 buildings through condominium ownership. Condominium ownership is established by recording a declaration in accordance with Minnesota Statutes 515A.2. The declaration establishing the condominium is subject to the provisions of the City Code pursuant to Minnesota Statutes 515A.1-106 and documents related to the condominium are to be subject to review and approval of the City Attorney prior to recording. Building Finish. The submitted building elevation plan does not indicate the type of exterior finish on the proposed building, but it appears to be a standing seam metal material. Section 11-17-4.E.3 of the Zoning Ordinance allows use of steel siding for principal buildings within the 1-3 District based on the use of this material for buildings constructed prior to the area being annexed to the City. The developer must provide information regarding the proposed color of the exterior building finishes prior to consideration of the application by the Planning Commission. Building Height. Principal buildings within the 1-3 District are limited to a height of 35 feet by Section 11-87-9 of the Zoning Ordinance. The proposed 2 principal buildings have 19 foot high sidewalls and a 4 -in -12 pitched roof that is within the height allowances of the Zoning Ordinance. Landscaping. The developer has not submitted a landscape plan. Section 11-19-2.13 of the Zoning Ordinance requires preparation of a landscape plan for yards at the perimeter of the property, building foundations, and off-street parking areas. All areas of the subject site not take up by buildings or drive aisles must be landscaped with grass cover. City staff recommends that the landscape plan provide for a mix of shade and evergreen trees on the slope east and south of the buildings to screen the property from the existing residential uses to the east adding to the existing vegetation in place at the rear of the residential lots. Shade trees are also to be installed in the front yard along Queens Avenue at 50 feet on center. A landscape plan is to be submitted and is subject to review and approval of the Zoning Administrator. Lot Requirements. Section 11-87-7 of the Zoning Ordinance requires lots within the 1-3 District to be a minimum of 1 acre in area and 200 feet in width. The subject site is an existing lot of record that is 3.13 acres in area and measures approximately 420 feet in width along Queen Avenue. The lot complies with the minimum area and width requirements of the 1-3 District. Setbacks. The table below indicates the 1-3 District setbacks set forth by Section 11-87-8 of the Zoning Ordinance applicable to the proposed 2 principal buildings within subject site. The location of the proposed buildings comply with the required setbacks of the 1-3 District. Lot Coverage. Section 11-87-8 of the Zoning Ordinance limits impervious coverage within the subject site. Building coverage within the lot is limited to not more than 30 percent of the lot area. The proposed total area of 20,700 square feet for the 2 principal buildings is equal to 15.2 percent of the lot area and within the allowances of the Zoning Ordinance. The site plan must be revised to identify the area of all impervious surfaces, which cannot exceed 70 percent of the area of the subject site, or 95,432 square feet. Off -Street Parking. The subject site is to be accessed via 1 driveway from Queens Avenue. The driveway is 30 feet wide with a culvert below the surface to convey stormwater along Queens Avenue. The proposed driveway is 55 feet from the existing driveway to access the abutting property to the north, which is less than the 200 feet required by Section 11-21-6.B of the Zoning Ordinance based on the major collector designation for Queens Avenue. The location of the access is to be allowed by approval of the City Engineer based on the lack of alternative access to the subject site. The drive aisles within the subject site extend between the 2 principal buildings and along the west ends of the buildings. The width of the paved area between the buildings is 60 feet. The narrowest width of the drive aisles on the west end of the 2 principal buildings is 28 feet. The width of the proposed drive aisles exceeds the 24 foot minimum requirement for 2 way traffic established in Section 11-21-7.B of the Zoning Ordinance and is sufficient to allow for circulation within the subject site. The width of the drive aisles west of the 2 principal buildings must be reduced, however, to comply with the minimum 15 foot setback for any off-street parking or drive aisle from public rights-of-way required by Section 11-21-5.B.1 of the Zoning Ordinance. M Queens Ave. North East Required 30ft. 10ft. 20ft. Proposed 30ft. 10ft. 55ft. Lot Coverage. Section 11-87-8 of the Zoning Ordinance limits impervious coverage within the subject site. Building coverage within the lot is limited to not more than 30 percent of the lot area. The proposed total area of 20,700 square feet for the 2 principal buildings is equal to 15.2 percent of the lot area and within the allowances of the Zoning Ordinance. The site plan must be revised to identify the area of all impervious surfaces, which cannot exceed 70 percent of the area of the subject site, or 95,432 square feet. Off -Street Parking. The subject site is to be accessed via 1 driveway from Queens Avenue. The driveway is 30 feet wide with a culvert below the surface to convey stormwater along Queens Avenue. The proposed driveway is 55 feet from the existing driveway to access the abutting property to the north, which is less than the 200 feet required by Section 11-21-6.B of the Zoning Ordinance based on the major collector designation for Queens Avenue. The location of the access is to be allowed by approval of the City Engineer based on the lack of alternative access to the subject site. The drive aisles within the subject site extend between the 2 principal buildings and along the west ends of the buildings. The width of the paved area between the buildings is 60 feet. The narrowest width of the drive aisles on the west end of the 2 principal buildings is 28 feet. The width of the proposed drive aisles exceeds the 24 foot minimum requirement for 2 way traffic established in Section 11-21-7.B of the Zoning Ordinance and is sufficient to allow for circulation within the subject site. The width of the drive aisles west of the 2 principal buildings must be reduced, however, to comply with the minimum 15 foot setback for any off-street parking or drive aisle from public rights-of-way required by Section 11-21-5.B.1 of the Zoning Ordinance. M The surface of the proposed drive aisles is not indicated on the site plan. Section 11-21-7.0 of the Zoning Ordinance requires the surface to be paver brick, asphalt, or concrete. Section 11- 21-7.D of the Zoning Ordinance further requires the off-street parking area to be surrounded by perimeter concrete curb, which is not indicated on the plans. The design specifications for the off-street parking area surface and concrete curb are to be subject to review and approval of the City Engineer. The City has not required provision of designated off-street parking stalls for self -storage warehouse uses. The functionality of the site in terms of off-street parking is based upon access and parking vehicles adjacent to the individual storage units. The proposed size of the individual units (not including those on the west ends of the 2 principal buildings) would allow for drive-in access for vehicles. City staff recommends not requiring additional designated off- street parking stalls in addition to the area between the 2 principal buildings or area within each individual unit. Signs. The submitted plans do not detail any proposed signs on the property. Section 11-37- 5.0 of the Zoning Ordinance allows 1 freestanding sign not to exceed 100 square feet (per side) and 20 feet in height. Wall signs are allowed on the west elevation of both principal buildings and the south elevation of the south principal building. The area of individual wall signs is limited to 100 square feet. The total area of all freestanding and wall signs cannot exceed 15 percent of the area of the west elevation of both principal buildings and the south elevation of the south principal building. A sign permit is required to be approved prior to placement of any signs upon the property. Exterior Lighting. Section 11-16-6.C.3 of the Zoning Ordinance establishes performance standards for exterior lighting. The submitted plans do not indicate provision of exterior lighting within the subject site. Any lighting to be installed must have a 90 degree horizontal cut-off to be cast down at the ground and directed so as to not cast light at the property lines. All exterior lighting is to be subject to review and approval by the Zoning Administrator. Waste Storage. The submitted plans do not indicate measures for storage of waste and recycling containers. Waste must either be stored indoors or if common exterior containers are to be used, an enclosure meeting the requirements of Section 11-18-4.0 of the Zoning Ordinance is required. The location, materials, and construction of an exterior waste storage enclosure is to be subject to review and approval of the Zoning Administrator. Utilities. The submitted plans indicate that the proposed storage units do not include plumbing for water or sewer services. The subject site is within the East Sewer District but water and sewer utilities are not available at the property. Utilities would be required to be an on-site well and septic system. Future installation of water and sewer services would be subject to review and approval of the Building Official in accordance with the provisions of the City Code. 5 Grading Plan. The site plan indicates existing and proposed grading contours for the subject site. The developer must provide calculations for stormwater runoff for the City Engineer to evaluate the proposed stormwater basin capacity shown on the site plan to provide water quality and rate control before stormwater is discharged to the wetland at the southeast corner of the subject site. The delineated boundary of the wetland must also be shown on the site plan to verify compliance with the 40 foot building setback required by Section 11-16-5.F.4.a of the Zoning Ordinance. The site plan also indicates a retaining wall at the northwest corner of the property that ranges between 1.0 and 7.8 feet in height. The sections of the retaining wall over 4.0 feet in height must be an engineered design and include a fence at least 4 feet in height the top elevation. All retaining walls, grading, drainage, wetland, and erosion control issues are to be subject to review and approval of the City Engineer. RECOMMENDATION City staff recommends approval of the applications subject to the conditions as stated below. POSSIBLE ACTIONS Decision 1— Zoning Map Amendment A. Motion to recommend approval of a Zoning Map amendment rezoning Lot 3, Block 1 Autumn Woods Commercial from B-3 District to 1-3 District based on a finding that the request is consistent with the Comprehensive Plan. B. Motion to recommend the application be denied based on a finding that the request is inconsistent with the Comprehensive Plan and intent of the Zoning Ordinance. C. Motion to table. Decision 2 — PUD-CUP/Site and Building Plans A. Motion to recommend approval of a PUD -CUP and site and building plans for Your Garage, LLC subject to the following conditions: The condominium declaration shall be subject to review and approval of the City Attorney prior to recording. 2. A landscape plan shall be submitted as required by Section 11-19-2.13 of the Zoning Ordinance and is subject to review and approval of the Zoning Administrator addressing: no All areas of the subject site not take up by buildings or drive aisles must be landscaped with turf or natural grass. Installation of a mix of shade and evergreen trees on the slope east and south of the buildings. Planting shade trees in the front yard along Queens Avenue at 50 feet on center. The site plan shall be revised to identify the area of all impervious surfaces not to exceed 70 percent of the lot area. 4. The site plan shall be revised such that there is no off-street parking stall or drive aisle within 15 feet of the right-of-way of Queens Avenue. 5. Off-street parking areas and drive aisles shall be surfaced and surrounded by perimeter concrete curb as required by Section 11-21-7.0 and D of the Zoning Ordinance, subject to review and approval of the City Engineer. 6. No designated off-street parking stalls shall be required for the proposed use. 7. All signs shall comply with Section 37 of the Zoning Ordinance, subject to review and approval of the Zoning Administrator. 8. All exterior lighting shall comply with Section 11-16-6 of the Zoning Ordinance, subject to review and approval of the Zoning Administrator. 9. Any exterior storage of waste and recycling containers shall comply with of Section 11-18-4.0 of the Zoning Ordinance, subject to review and approval of the Zoning Administrator. 10. Installation of water and/or sewer services to the subject site shall be subject to review and approval of the Building Official. 11. All retaining walls, grading, drainage, wetland, and erosion control issues shall be subject to review and approval of the City Engineer. B. Motion to recommend the application be denied based on a finding that the request is inconsistent with the Comprehensive Plan and intent of the Zoning Ordinance. C. Motion to table. 7 Adam Flaherty, City Administrator/Finance Director Tami Loff, City Clerk Ron Wagner, City Engineer David Kendall, City Attorney Site Location Map Overview Legend Roads CSAHCL -- CTYCL — MUNICL — PRIVATECL TWPCL Highways Interstate — State Hwy — US Hwy City/Township Limits C t Parcels m 2221-01 V/ a � • rl o0 a �2 192-0 ° ZLO L Z : O O Uzo ZQ> IM OU 0} ¢ U SCALE: 1/8" P -O" A—Qarwi, + 1 Hp 0W �oW�Q5�QwLwfLUOz?�A.' 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SCALE. 1 40 Main Office: HakM4 O anson 3601 Thurston Avenue, Anoka, N 55303 Anderson Phone: 763/427-5860 Fax: 763/427-0520 IIIAwww.haa-inc.com MEMORANDUM TO: Honorable Mayor and City Council CC: Adam Flaherty, City Administrator/Finance Director Tami Loff, City Clerk Dan Licht, City Planner Dave Kendall, City Attorney Ron Touchette, Developer & Owner Bogart, Pederson & Associates FROM: Ronald Wagner, City Engineer Brent Larson DATE: March 11, 2020 RE: Man -Cave Storage (Lot 3, Block 1, Autumn Woods Commercial) Concept Plan Submittal Review We have reviewed the following information provided by Bogart Pederson & Associates, for Lot3, Blockl, Autumn Woods Commercial: Concept Plan The submittal is to be considered for concept plan acceptance and therefore we offer the following comments: 1) Extend storm water piping with the addition of catch basins to outlet directly into proposed storm water basins 2) Provide Curb and gutter along the edges of any asphalt not bound by retaining walls or buildings. 3) Provide engineering plans signed by a MN professional engineer for any retaining walls over 4' in height. 4) Provide wetland delineation to ensure know fill is occurring 5) Provide storm water calculations for piping size and for storm water pond sizing to meet City requirements.