Item 4.1 ALDI part oneITEM 4_y
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 October 2022
60 -DAY DATE: 29 November 2022
RE: Otsego — Parrish Meadows; ALDI Inc.
TPC FILE: 101.02
BACKGROUND
ALDI Inc. has submitted plans for development of Lot 1, Block 28, Parrish Meadows with a
20,644 square foot retail grocery store. The property is located at the northwest corner of
Parrish Avenue (CSAH 42) and 871h Street. Site and building plans for commercial uses are
subject to review by the Planning Commission and approval of the City Council. The Planning
Commission will to consider the application at their meeting on 17 October 2022.
Exhibits:
■ Site Location Map
■ Applicant narrative dated September 30, 2022
■ Exterior Elevations dated 05/10/22
■ Exterior Elevations Material Schedule dated 08/29/22
■ Operations Plan (floor plan) dated 05/10/22
■ Civil Plans dated 09/29/22 (21 sheets)
ANALYSIS
Comprehensive Plan. The property is planned for commercial uses as part of the City's primary
commercial development area surrounding the TH 101/CSAH 39 interchange. The proposed
retail grocery use will serve expanding local markets, as well as regional patrons, consistent
with the guidance of the Comprehensive Plan for the area.
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Zoning. The property is zoned B-3, General Business District. The proposed retail grocery store
is a permitted use within the B-3 District. Permitted uses are subject to site and building plan
review in accordance with Section 11-9-2 of the Zoning Ordinance. Approval of the site and
building plans is to be based on compliance with the general performance standards
established by the Zoning Ordinance and City Code.
Surrounding Area. The table below summarizes the existing and planned land uses in the area
surrounding the property. The property is located at the intersection of Parrish Avenue (CSAH
42) and 87th Street with commercial uses existing or planned for all four corners. The property
serves as a transition from the commercial uses planned adjacent to Parrish Avenue (CSAH 42)
to the Parrish Meadows townhouse dwellings being constructed to the west. The proposed
building is oriented to face Parrish Avenue (CSAH 42) and 87th Street maximizing visibility of the
building from the Parrish Avenue (CSAH 42) and 871h Street intersection and orienting the site
activity away from residential uses to the west.
Direction
Land Use Plan
Zoning Map
Existing Use
North
Commercial
B-3 District
Coborn's
R-7 District
Dunkin/dentist
PUD District
Undeveloped
Parkview Grand Apartments
Retail
Eye clinic/retail/restaurant
East
Commercial
PUD Districts
Bank
B-3 District
Undeveloped
Super Target
Bank
Holiday
South
Commercial
B-3 District
Undeveloped
A-1 District
Farmstead
West
Residential
R-6 District
Parrish Meadows townhomes
Building Materials. Section 11-17-4.D.1 of the Zoning Ordinance requires the exterior finish of
buildings within the B-3 District to be comprised of a minimum 65 percent Grade A materials,
and not more than 35 percent Grade B materials, or not more than 10 percent Grade C
materials. The grade of materials is defined by Section 11-17-4.B of the Zoning Ordinance and
Grade A materials consist generally of masonry, as well as glass walls, windows and doors. The
submitted information includes a schedule for the exterior elevation materials, but does not
specify percentages. The material used to emphasize the building entry is not identified on the
schedule of materials. A schedule indicating the percentage area of the materials used on each
elevation and the overall building will be required with application for a building permit to
verify compliance with the exterior finish requirements of the Zoning Ordinance.
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Building Height. Principal buildings within the B-3 District are allowed to be up to three stories
or 35 feet in height. The proposed building is a single -story structure with a height of almost 29
feet to the top of the roof at the entrance at the southeast corner of the building with the
majority of the building being 18.75 ft. in height. The proposed building complies with the
height limits of the B-3 District.
Landscaping. A landscape plan has been submitted, which provides for a mix of shade and
evergreen trees along Parkview Avenue and the north line of the property. There is also a row
of trees along 87th Street between the access and Parkview Avenue. We recommend that the
landscape plan be revised to provide:
■ Shade trees to be planted 50 feet on -center or a row of Karl Forester grass clumps
along the south property line abutting 87th Street from the access to Parrish Avenue
(CSAH 42).
■ A row of Karl Forester grass clumps along the east property line abutting Parrish
Avenue (CSAH 42) between the off-street parking area and stormwater basin.
The sizes of proposed plantings comply with the provisions of Section 11-19-2.B of the Zoning
Ordinance. Section 5-2-3.C.2 of the City Code requires installation of in -ground irrigation for
the yards and planting areas within the property, which must be indicated on the landscape
plan.
Lot Requirements. Section 11-77-7 of the Zoning Ordinance establishes lot requirements and
setbacks for the B-3 District, shown in the table below. Setbacks for parking stalls and drive
aisles are established by Section 11-21-5.B of the Zoning Ordinance. The lot and proposed site
plan comply with the applicable lot requirements and setbacks.
Access. The property abuts Parrish Avenue (CSAH 42), 871h Street, and Parkview Avenue.
Parrish Avenue (CSAH 42) is designed by the Transportation Plan as a minor arterial street and
no direct lot access is allowed. The site plan proposes a right-in/right out driveway at 871h
Street and a driveway on to Parkview Avenue, which are both local commercial streets
intended to provide access to adjacent properties.
The proposed access to 87th Street is setback 150 feet from Parkview Avenue and 275 feet from
Parrish Avenue (CSAH 42). The proposed access to Parkview Avenue is setback 135 feet from
87th Street and 160 feet from the Parkview Avenue and Park Avenue intersection. The
proposed access locations comply with Section 11-21-6.A of the Zoning Ordinance
Min. Lot
Area
Min. Lot
Width
Setbacks
ROW
North
Parking
ROW
North
Required
1.0ac.
200ft.
30ft.
10ft.
15ft.
5ft.
Proposed
2.8ac.
282ft.
85ft.
25ft.
15ft.
25ft.
Access. The property abuts Parrish Avenue (CSAH 42), 871h Street, and Parkview Avenue.
Parrish Avenue (CSAH 42) is designed by the Transportation Plan as a minor arterial street and
no direct lot access is allowed. The site plan proposes a right-in/right out driveway at 871h
Street and a driveway on to Parkview Avenue, which are both local commercial streets
intended to provide access to adjacent properties.
The proposed access to 87th Street is setback 150 feet from Parkview Avenue and 275 feet from
Parrish Avenue (CSAH 42). The proposed access to Parkview Avenue is setback 135 feet from
87th Street and 160 feet from the Parkview Avenue and Park Avenue intersection. The
proposed access locations comply with Section 11-21-6.A of the Zoning Ordinance
The driveways are to be 32 feet wide measured at the right-of-way line. The width of the
proposed driveways is subject to approval of the City Engineer in accordance with Section 11-
21-6.C.2 of the Zoning Ordinance based on the width needed for delivery vehicle access.
Sidewalks/Trails. The property has a trail adjacent to Parrish Avenue along its east lot line and
sidewalks abutting 87th Street and Parkview Avenue along the south and west lot lines
respectively. The site plan is to be revised to provide for connection from the trail on Parrish
Avenue (CSAH 42) and public sidewalks on Parkview Avenue and 87th Street to the interior
sidewalks abutting the south and east walls of the building.
Off-street Parking. The table below calculates the number of off-street parking stalls required
for the proposed use in accordance with Section 11-21-9 of the Zoning Ordinance:
Use
Gross
Area
Net
Area
Requirement
Required
Stalls
Retail
20,644sf.
18,580sf.
1 stall/200sf.
93
The site plan illustrates 94 off-street parking stalls meeting the requirements of the Zoning
Ordinance. There are four disability accessible stalls at the front of the building to meet ADA
standards.
The off-street parking stalls are designed as nine feet wide by 19 feet in depth and accessed via
24 foot wide drive aisles. The site plan is to be revised to illustrate the 32 parking stalls in the
center of the parking area as being 20 feet in depth and the stalls abutting the sidewalk or
perimeter of the parking area as 18 feet deep (with two foot overhang) to comply with Section
11-21-7.B of the Zoning Ordinance.
The parking area is shown to be surfaced with asphalt and surrounded by perimeter concrete
curb. The dimensions of the off-street parking area comply with Section 11-21-7 of the Zoning
Ordinance. The construction specifications for the off-street parking area are to be subject to
review and approval of the City Engineer.
Loading Area. There is a loading dock on the west end of the building facing south. The loading
dock ramp descends three feet below the elevation of the parking area. There is a metal fence
along the west side of the loading area. Section 11-22-5 of the Zoning Ordinance requires the
loading area be screened from view of adjacent streets and residential uses. We recommend
that the proposed fence be replaced with a solid fence a minimum of six feet in height to
provided more complete screening. Landscaping in the yard along Parkview Avenue will also
provide screening of the loading area.
Exterior Lighting. Section 11-16-6 of the Zoning Ordinance establishes performance standards
for exterior lighting. An exterior lighting plan including photometric measurements of light
intensity and indicating the type, location, and height of all exterior light fixtures has been
submitted. All exterior light fixtures are to have a 90 degree horizontal cut-off and not cast
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more than 0.4 foot-candles of light at the property lines. The proposed site lighting complies
with the Zoning Ordinance.
Waste Storage. The building floor plan illustrates that waste storage containers will be kept
within the loading area and a swinging gate fence is to be provided to screen the view of the
containers from the parking area. Details for the swinging gate are to be submitted for the
Zoning Administrator to verify compliance with Section 11-18-4.0 of the Zoning Ordinance,
which requires a solid wall with minimum height of six feet.
Signs. Section 11-37-5.0 of the Zoning Ordinance allows the proposed use one free standing
sign not to exceed 100 square feet in area (each side) and 20 feet in height plus wall signs on
two elevations facing public streets up to 15 percent of the wall area with individual signs not
to exceed 100 square feet.
The submitted plans indicate a freestanding sign at the southeast corner of the property at the
Parrish Avenue (CSAH 42) and 87th Street intersection. The proposed sign is to be 76 square
feet in area and 20 feet in height, which complies with the allowances established by the Zoning
Ordinance. The sign is shown to be setback more than the 10 feet from property lines as
required by Section 11-37-3.13 of the Zoning Ordinance.
The building elevation plans show one 76 square foot wall sign on the east elevation facing
Parrish Avenue (CSAH 42) and one 76 square foot wall sign on the south elevation facing 871h
Street. The location and area of proposed wall signs complies with the provisions of the Zoning
Ordinance.
A sign permit must be applied for approved by the Zoning Administrator prior to installation. of
signs upon the property.
Grading. Plans for grading, erosion control, and storm water management have been
submitted for the property. All grading, drainage, and erosion control plans are subject to
review and approval of the City Engineer.
Utilities. City sewer and water utilities have been extended to the property within the abutting
public right-of-way with the Parrish Meadows final plat. Connection of the proposed building
to City utilities is to be subject to review and approval of the City Engineer. Utility Availability
Charges have been paid, but the developer will pay Utility Connection Charges with application
for building permit based on the proposed use of the building.
Performance Agreement. Section 11-9-7 of the Zoning Ordinance requires that the developer
execute a Site Improvement Performance Agreement (SIPA) with the City to provide for
construction of the project, completion of any public improvements, establishment of required
securities, and payment of applicable fees. The City Attorney will draft a SIPA related to the
proposed development, which is to be approved by resolution of the City Council, executed by
the developer, and recorded with the property.
RECOMMENDATION
The proposed ALDI retail grocery store is consistent with the land uses guided by the 2012
Comprehensive Plan and complies with the requirements of the Zoning Ordinance. Our office
recommends approval of the site and building plans as set forth below.
POSSIBLE ACTIONS
A. Motion to recommend approval of site and building plans upon Lot 1, Block 28, Parrish
Meadows for ALDI Inc., subject to the following conditions:
1. The property shall be developed in accordance with the plans as approved by the
City of Otsego in compliance with the requirements of the Zoning Ordinance and
City Code and the conditions outlined herein.
2. A schedule specifying the exterior materials and the percentage area of the
materials used on each elevation and the overall building shall be submitted to
verify compliance with the requirements of Section 11-17-4.D.1 of the Zoning
Ordinance.
3. The landscape plan shall be revised subject to review and approval of the Zoning
Administrator to provide for the following:
Shade trees to be planted 50 feet on -center or a row of Karl Forester
grass clumps along the south property line abutting 87th Street from the
access to Parrish Avenue (CSAH 42).
A row of Karl Forester grass clumps along the east property line abutting
Parrish Avenue (CSAH 42) between the off-street parking area and
stormwater basin.
C. Installation of in -ground irrigation for the yards and planting areas within
the property.
4. The site plan shall be revised to provide for five-foot wide pedestrian
connections from the principal building to the trail on Parrish Avenue (CSAH 42)
and sidewalks on 87th Street and Parkview Avenue, subject to review and
approval of the Zoning Administrator.
5. The site plan is to be revised such that off-street parking stalls have a minimum
depth of 20 feet (including allowed two -foot overhang) as required by Section
11-21-7.13 of the Zoning Ordinance.
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