4.2 Due North Car Wash
Request for
City Council Action
DEPARTMENT INFORMATION
ORIGINATING DEPARTMENT REQUESTOR: MEETING DATE:
Planning City Planner Licht 27 June 2022
PRESENTER(s) REVIEWED BY: ITEM #:
City Planner Licht City Administrator/Finance Director Flaherty
City Engineer Wagner
4.2 – Due North Car Wash
STRATEGIC VISION
MEETS: THE CITY OF OTSEGO:
Is a strong organization that is committed to leading the community through innovative
communication.
Has proactively expanded infrastructure to responsibly provide core services.
Is committed to delivery of quality emergency service responsive to community needs and
expectations in a cost-effective manner.
X Is a social community with diverse housing, service options, and employment opportunities.
Is a distinctive, connected community known for its beauty and natural surroundings.
AGENDA ITEM DETAILS
RECOMMENDATION:
The Planning Commission recommends support for a PUD Concept Plan to develop a car wash use.
ARE YOU SEEKING APPROVAL OF A CONTRACT? IS A PUBLIC HEARING REQUIRED?
No
Held by Planning Commission 20 June 2022.
BACKGROUND/JUSTIFICATION:
Due North Car Wash – Otsego has submitted a Planned Unit Development (PUD) Concept Plan for
development of a drive through car wash at the northeast corner of Parrish Avenue (CSAH 42) and 85th
Street. The subject site is within the Great River Centre commercial development. The car wash use
would be developed on the western portion of the property abutting Parrish Avenue (CSAH 42) allowing for
future development of additional commercial uses on the subject site. This would be the second car wash
constructed by the developer following the opening of a similar facility in Monticello.
PUD Concept Plan applications are processed in accordance with Section 11-36-4.C of the Zoning
Ordinance to provide comment to the developer as to the acceptability of the land use and identify any
issues with the proposed development. The City requires that PUD Concept Plan reviews include a public
hearing before the Planning Commission so that surrounding property owners have an opportunity to be
informed about the project and ask questions or provide comment.
A public hearing to consider the PUD Concept Plan application was held by the Planning Commission at
their meeting on 20 June 2022. Mr. Cory Kampschroer, owner of Due North Car Wash and Mr. Scott
Dahlke, the project engineer, were present. There were no public comments.
Mr. Kampschroer discussed the operation and layout of the proposed building relative to the
recommendation to extend the building to control noise. The extension may not be necessary due to
differences between this facility and the one in Monticello, as well as the equipment used for drying.
There was also discussion as to whether the trail corridor along the north line of the subject site south of
the stormwater basin should be public or private. City staff indicated that both issues may be reviewed
further as part of the required PUD Development Stage Plan application.
The Planning Commission discussed access and circulation within the site, control of water runoff from
vehicles exiting the car wash, and maintenance of the windows along the wash tunnel to maintain
transparency. The Planning Commission discussed compatibility of the proposed car wash with the
surrounding area, in particular The Village apartments and the Stonegate Estates townhomes. Generally,
the Planning Commission liked the proposed use at this location. The Planning Commission also noted
that the car wash development could lead to additional development of the subject site. The public
hearing was closed, and the Planning Commission voted 6-1 to support the applications subject to the
conditions recommended by City staff. Commissioner Black voted against the motion believing that the
site within the TH 101/CSAH 39 area is not an appropriate use for an auto-oriented use.
SUPPORTING DOCUMENTS ATTACHED:
▪ Planning Report dated 14 June 2022
POSSIBLE MOTION
PLEASE WORD MOTION AS YOU WOULD LIKE IT TO APPEAR IN THE MINUTES:
Motion to support the PUD Concept Plan for Due North Car Wash subject to the comments stated in the
Planning Report dated 14 June 2022.
BUDGET INFORMATION
FUNDING: BUDGETED:
N/A
N/A
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: 14 June 2022
RE: Otsego -Due North Car Wash; PUD Concept Plan
TPC FILE: 101.02
BACKGROUND
Due North Car Wash -Otsego has submitted a concept plan for development of a drive through
car wash at the northeast corner of Parrish Avenue (CSAH 42) and 85 th Street. The subject site
is within the Great River Centre commercial development. The car wash use would be
developed on the western portion of the property abutting Parrish Avenue (CSAH 42) allowing
for future development of additional commercial uses on the subject site. This would be the
second car wash constructed by the developer following the opening of a similar facility in
Monticello.
PUD Concept Plan applications are processed in accordance with Section 11-36-4.C of the
Zoning Ordinance to provide comment to the developer as to the acceptability of the land use
and identify any issues with the proposed development. The City requires that PUD Concept
Plan reviews include a public hearing before the Planning Commission so that surrounding
property owners have an opportunity to be informed about the project and ask questions or
provide comment. A public hearing to consider the PUD Concept Plan application has been
noticed for the Planning Commission meeting on 20 June 2022 at 7:00PM.
Exhibits:
•Site Location Map
•Project Narrative
•Concept Plan (6 sheets)
1