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
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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.