Item 3.2 Otsego Coborns Expansion3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
1
PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht
REPORT DATE: 27 December 2023
60-DAY DATE: 2 February 2024
RE: Otsego – Coborn’s; Expansion
TPC FILE: 101.02
BACKGROUND
Coborn Realty Company LLC has submitted plans for expansion of the retail grocery store
building located at 15700 88th Street (Lot 1, Block 2, Parkview Retail). The proposed expansion
adds 8,068 square feet of area to the south side of the existing 42,460 square foot principal
building. The motor fuel facility is unaffected by the proposed building expansion. The
expansion requires amendment of the PUD-CUP approved on 12 November 2019 that governs
the property in accordance with Section 11-4-4 of the Zoning Ordinance, as well as site and
building plan review. A public hearing to consider the proposed building expansion has been
noticed for the Planning Commission meeting on Tuesday, 2 January 2024 at 7:00PM.
Exhibits:
Site Location Map
Building Elevations
Site Plan
ANALYSIS
Comprehensive Plan. The subject site is guided by the 2023 Comprehensive Plan for
commercial land uses. The existing grocery store is within the primary commercial area of
Otsego and provides retail goods and services that are consistent with the policies of the
Comprehensive Plan. Expansion of the existing store increases the retail capacity of the
business and furthers the City’s economic development goals.
Item 3.2
4
An ingress/egress and cross parking easement must be recorded over Lot 1, Block 2, Outlot C,
and Outlot D, Parkview Retail to allow for the shared access and parking of the uses shown on
the site plan.
Loading. There are two loading berths facing north on the northwest corner of the building.
The location of the loading area allows for delivery by semi-tractor/trailer to enter the site from
88th Street and exit to 90th Street (CSAH 39). The loading area is lower than the grade of the
drive aisle to the west and a screening fence and landscaping is provided on the west side of
the loading area. Additional loading areas are provided along the north side of the building
west of the loading berths. These loading areas are to be screened from view of 88th Street by
re-installation of an existing fence, subject to approval of the Zoning Administrator.
Drive Through. There is an existing drive through service window on the south elevation of the
building. As part of the building expansion, the access to the drive through is to be modified to
facilitate easier vehicle circulation and a canopy is to be added over the vehicle space adjacent
to the service window.
E-Commerce Area. The site plan illustrates construction of a canopy over six parking stalls with
wider pedestrian accesses between the stalls for e-commerce pickup. Plans for the canopy
have not been submitted. We recommend that the canopy be similar to that of the motor fuel
facility for consistency, subject to review and approval of the Zoning Administrator prior to
issuance of a building permit. Pedestrian crossing striping is also recommended between the
principal building and e-commerce area to promote employee and vehicle safety.
Landscape Plan. The proposed site plan does not alter the landscaping installed on the subject
site with the PUD-CUP approval.
Although there are trees indicated on the site plan along the west property line, no additional
plantings are proposed in this area. The landscaping along the west property line is a mix of
existing vegetation on the subject site and adjacent property that provides screening of the
motor fuel facility, off-street parking, and loading area.
A landscape plan is required for the north and east lines of Outlot D to continue the plantings
installed on Lot 1, Block 2 along 90th Street (CSAH 39) and Parrish Avenue (CSAH 42). The
landscape plan is to include extension of irrigation as required by Section 5-2-3.C.2 of the City
Code. The landscape plan is to be subject to review and approval of the Zoning Administrator.
Signs. The PUD-CUP approval allowed wall signs up to 15 percent of the wall area on all four
sides of the building with the area of individual signs limited to 100 square feet. Installation of
new signs or relocation of existing signs as part of the proposed building expansion require a
sign permit subject to review and approval of the Zoning Administrator in compliance with the
provisions of Chapter 37 of the Zoning Ordinance.
5
Exterior Lighting. Section 11-16-6.C.1 of the Zoning Ordinance limits the intensity of light at the
property lines to not more than 0.4 foot-candles. Light fixtures are required to have a 90
degree horizontal cut-off as required by Section 11-16-6.C.3 of the Zoning Ordinance. The
height of freestanding light fixtures is limited to 25 feet by Section 11-16-6.C.4.a of the Zoning
Ordinance. Plans submitted with application for a building permit must identify installation of
any new exterior light fixtures and photometric plans to verify compliance with the Zoning
Ordinance.
Utility Plan. Sanitary sewer and water utilities are available and connected to the existing
building. Any changes to the existing utility services will be subject to review and approval of
the City Engineer. Additional Utility Connection Charges will be required to be paid at the time
a building permit is issued for the expanded building area.
Grading Plan. All grading, drainage, and erosion control issues are to be subject to review and
approval of the City Engineer.
SIPA. The further development of Lot 1, Block 2 and Outlot A, Parkview Retail requires the
developer to enter into a Site Improvement Performance Agreement in accordance with
Section 11-4-7 of the Zoning Ordinance. The SIPA is to be drafted by the City Attorney and is
subject to approval of the City Council.
RECOMMENDATION
The proposed expansion of Coborn’s is a positive in terms of expanding retail services in Otsego
and increasing overall commercial development. The proposed building expansion complies
with the requirements of the Zoning Ordinance and conditions of the PUD-CUP governing the
property. City staff recommends approval of the application subject to the conditions below.
POSSIBLE ACTIONS
A. Motion to recommend approval of a PUD-CUP amendment and site and building plans
for Lot 1, Block 2 Parkview Retail subject to the following conditions:
1. The site and building shall be developed in accordance with the plans on file with
the City as provided for by Section 11-9-4 of the Zoning Ordinance.
2. An ingress/egress and cross parking easement shall be recorded over Lot 1, Block
2, Outlot C, and Outlot D, Parkview Retail, subject to review and approval of the
Zoning Administrator.
3. The e-commerce canopy shall be similar in design and construction to that of the
motor fuel facility, subject to review and approval of the Zoning Administrator
prior to issuance of a building permit.
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
1
PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht
REPORT DATE: 27 December 2023
60-DAY DATE: 2 February 2024
RE: Otsego – Coborn’s; Expansion
TPC FILE: 101.02
BACKGROUND
Coborn Realty Company LLC has submitted plans for expansion of the retail grocery store
building located at 15700 88th Street (Lot 1, Block 2, Parkview Retail). The proposed expansion
adds 8,068 square feet of area to the south side of the existing 42,460 square foot principal
building. The motor fuel facility is unaffected by the proposed building expansion. The
expansion requires amendment of the PUD-CUP approved on 12 November 2019 that governs
the property in accordance with Section 11-4-4 of the Zoning Ordinance, as well as site and
building plan review. A public hearing to consider the proposed building expansion has been
noticed for the Planning Commission meeting on Tuesday, 2 January 2024 at 7:00PM.
Exhibits:
Site Location Map
Building Elevations
Site Plan
ANALYSIS
Comprehensive Plan. The subject site is guided by the 2023 Comprehensive Plan for
commercial land uses. The existing grocery store is within the primary commercial area of
Otsego and provides retail goods and services that are consistent with the policies of the
Comprehensive Plan. Expansion of the existing store increases the retail capacity of the
business and furthers the City’s economic development goals.
Item 3.2
2
Zoning. The subject site is zoned B1, Retail Business District, which allows the existing retail
grocery store and it’s expansion as a permitted use. The accessory motor fuel facility is allowed
by a Planned Unit Development - Conditional Use Permit. The proposed building expansion is
subject to consideration of an amendment of the PUD-CUP and site and building plan review.
Surrounding Uses. The subject site is surrounded by existing and planned land uses shown in
the table below and the existing commercial use of the property is generally compatible with
the area. There have been issues related to noise from the loading dock at the northwest
corner of the building affecting the existing single family home to the west. A fence and
plantings for screening the area were completed in 2023 and the adjacent property owner is
also installing a fence to mitigate this issue. The proposed expansion of the principal building
will not cause compatibility issues with surrounding properties.
Direction Land Use Plan Zoning Map Existing Use
North Commercial PUD District Retail, restaurant, office
East Commercial B-1 District
PUD District
Bank
SuperTarget
South Commercial
HD Residential
B-1 District
R-7 District
Dunkin
Parkview Grand
West Commercial A-1 District Rural Residential
Lot Requirements. Section 11-75-7.A and B of the Zoning Ordinance requires lots within the B1
District to be a minimum of one acre in area and 200 feet in width to a public street. The subject
site complies with the minimum lot requirements of the B1 District.
Setbacks. The proposed expansion of the principal building shifts the south wall of the existing
building 60 feet to the south. The south wall of the expanded building will be 178 feet from the
south lot line, exceeding the 30 foot minimum setback requirement established by Section 11-
75-7.C of the Zoning Ordinance. No other setback measurements are affected by the proposed
building expansion.
Exterior Materials. The exterior finish materials of the proposed building expansion are
consistent with that used on the existing structure including precast concrete panels with a
brick like finish, brick, glass windows, and metal canopies. The exterior materials comply with
requirements of the approved PUD-CUP and Zoning Ordinance.
Building Height. The proposed building is 31 feet in height to the high point of the flat roof at
the building entrance on the south elevation and the main roof section is 24 feet in height. The
height of the proposed building expansion complies the 35 foot height allowed within the B1
District specified in Section 11-75-8.A of the Zoning Ordinance.
3
Hours. The Zoning Ordinance does not limit hours of operation for retail businesses allowed as
a permitted use within the B1 District. Motor fuel facilities are limited unless extended by the
City Council, which was approved to allow for 24 hour operation with the PUD-CUP. Concerns
about the hours for grocery goods delivery by the adjacent property owner to the west
continue to be addressed as an operational issue.
Vehicle Access. The subject site has one right-in/right-out access to 90th Street (CSAH 39) and
two accesses to 88th Street. The approved PUD-CUP allows for shared access to 90th Street
(CSAH 39) and 88th Street by the subject site and Outlot C and Outlot D, Parkview Retail.
Pedestrian Access. There is a trail abutting the subject site on the south side of 90th Street
(CSAH 39) and west side of Parrish Avenue (CSAH 42). A side walk is located along the north
side of 88th Street abutting the subject site. There are sidewalk connections from the principal
building to the trails and sidewalk at the perimeter of the site allowing for pedestrian access.
Off-Street Parking. Section 11-21-8 of the Zoning Ordinance requires retail uses to provide one
off-street parking stall for each 200 square feet of net floor area calculated as follows:
Gross
Area
Net
Area
Required
Stalls
Existing Building 42,460sf. 38,214sf. 191
Proposed Expansion 8,068sf. 7,261sf. 37
Subtotal 50,528sf. 45,372sf. 228
Retail Building 15,034sf. 13,530sf. 68
Total 65,562sf. 58,902sf. 296
The proposed site plan provides for 300 parking stalls within Lot 1, Block 2 and Outlot D,
Parkview Retail, which exceeds the number required by the Zoning Ordinance for the grocery
store (including the accessory motor fuel facility). The site plan also illustrates proposed
development of Outlot C with a 15,034 square foot retail building expected to be submitted for
separate zoning and subdivision approvals that would provide an additional 30 parking stalls.
The 330 parking stalls shown on the site plan exceeds the 296 off-street parking stalls required
by the Zoning Ordinance for all of the existing and proposed uses within Block 2.
Parking stalls are designed as 9 feet by 18 feet accessed by drive aisles that are a minimum of
24 feet wide. The dimensions of the parking area complies with the provisions of Section 11-
21-7.B of the Zoning Ordinance. The parking area is surfaced with concretre and surrounded by
concrete curb as required by Section 11-21-7.C and Section 11-21-7.D of the Zoning Ordinance,
respectively. Construction plans for expansion of the off-street parking area are to be subject
to review and approval of the City Engineer.
4
An ingress/egress and cross parking easement must be recorded over Lot 1, Block 2, Outlot C,
and Outlot D, Parkview Retail to allow for the shared access and parking of the uses shown on
the site plan.
Loading. There are two loading berths facing north on the northwest corner of the building.
The location of the loading area allows for delivery by semi-tractor/trailer to enter the site from
88th Street and exit to 90th Street (CSAH 39). The loading area is lower than the grade of the
drive aisle to the west and a screening fence and landscaping is provided on the west side of
the loading area. Additional loading areas are provided along the north side of the building
west of the loading berths. These loading areas are to be screened from view of 88th Street by
re-installation of an existing fence, subject to approval of the Zoning Administrator.
Drive Through. There is an existing drive through service window on the south elevation of the
building. As part of the building expansion, the access to the drive through is to be modified to
facilitate easier vehicle circulation and a canopy is to be added over the vehicle space adjacent
to the service window.
E-Commerce Area. The site plan illustrates construction of a canopy over six parking stalls with
wider pedestrian accesses between the stalls for e-commerce pickup. Plans for the canopy
have not been submitted. We recommend that the canopy be similar to that of the motor fuel
facility for consistency, subject to review and approval of the Zoning Administrator prior to
issuance of a building permit. Pedestrian crossing striping is also recommended between the
principal building and e-commerce area to promote employee and vehicle safety.
Landscape Plan. The proposed site plan does not alter the landscaping installed on the subject
site with the PUD-CUP approval.
Although there are trees indicated on the site plan along the west property line, no additional
plantings are proposed in this area. The landscaping along the west property line is a mix of
existing vegetation on the subject site and adjacent property that provides screening of the
motor fuel facility, off-street parking, and loading area.
A landscape plan is required for the north and east lines of Outlot D to continue the plantings
installed on Lot 1, Block 2 along 90th Street (CSAH 39) and Parrish Avenue (CSAH 42). The
landscape plan is to include extension of irrigation as required by Section 5-2-3.C.2 of the City
Code. The landscape plan is to be subject to review and approval of the Zoning Administrator.
Signs. The PUD-CUP approval allowed wall signs up to 15 percent of the wall area on all four
sides of the building with the area of individual signs limited to 100 square feet. Installation of
new signs or relocation of existing signs as part of the proposed building expansion require a
sign permit subject to review and approval of the Zoning Administrator in compliance with the
provisions of Chapter 37 of the Zoning Ordinance.
5
Exterior Lighting. Section 11-16-6.C.1 of the Zoning Ordinance limits the intensity of light at the
property lines to not more than 0.4 foot-candles. Light fixtures are required to have a 90
degree horizontal cut-off as required by Section 11-16-6.C.3 of the Zoning Ordinance. The
height of freestanding light fixtures is limited to 25 feet by Section 11-16-6.C.4.a of the Zoning
Ordinance. Plans submitted with application for a building permit must identify installation of
any new exterior light fixtures and photometric plans to verify compliance with the Zoning
Ordinance.
Utility Plan. Sanitary sewer and water utilities are available and connected to the existing
building. Any changes to the existing utility services will be subject to review and approval of
the City Engineer. Additional Utility Connection Charges will be required to be paid at the time
a building permit is issued for the expanded building area.
Grading Plan. All grading, drainage, and erosion control issues are to be subject to review and
approval of the City Engineer.
SIPA. The further development of Lot 1, Block 2 and Outlot A, Parkview Retail requires the
developer to enter into a Site Improvement Performance Agreement in accordance with
Section 11-4-7 of the Zoning Ordinance. The SIPA is to be drafted by the City Attorney and is
subject to approval of the City Council.
RECOMMENDATION
The proposed expansion of Coborn’s is a positive in terms of expanding retail services in Otsego
and increasing overall commercial development. The proposed building expansion complies
with the requirements of the Zoning Ordinance and conditions of the PUD-CUP governing the
property. City staff recommends approval of the application subject to the conditions below.
POSSIBLE ACTIONS
A. Motion to recommend approval of a PUD-CUP amendment and site and building plans
for Lot 1, Block 2 Parkview Retail subject to the following conditions:
1. The site and building shall be developed in accordance with the plans on file with
the City as provided for by Section 11-9-4 of the Zoning Ordinance.
2. An ingress/egress and cross parking easement shall be recorded over Lot 1, Block
2, Outlot C, and Outlot D, Parkview Retail, subject to review and approval of the
Zoning Administrator.
3. The e-commerce canopy shall be similar in design and construction to that of the
motor fuel facility, subject to review and approval of the Zoning Administrator
prior to issuance of a building permit.
6
4. A crosswalk shall be provided from the principal building to the e-commerce
area, subject to review and approval of the Zoning Administrator.
5. Screening of all loading areas shall be subject to approval of the Zoning
Administrator.
6. A landscape plan for the yards of Outlot D, Parkview Retail abutting 90th Street
(CSAH 39) and Parrish Avenue (CSAH 42) shall be submitted and is subject to
review and approval of the Zoning Administrator.
7. Installation of new signs or relocation of existing signs as part of the proposed
building expansion shall require a sign permit 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. All utility plans shall be subject to review and approval of the City Engineer.
10. All grading, drainage, and erosion control issues are to be subject to review and
approval of the City Engineer.
11. The developer shall enter into a Site Improvement Performance Agreement with
the City as provided for by Section 11-4-7 of the Subdivision Ordinance as
drafted by the City Attorney and subject to approval of the City Council.
B. Motion to recommend the application be denied based on a finding that the request is
inconsistent with the Comprehensive Plan and does not comply with the Zoning
Ordinance.
C. Motion to table.
c. Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
Barb Williams, Building Technician
Site Location Map
230 ft
Overview
Legend
Roads
CSAHCL
CTYCL
MUNICL
PRIVATECL
TWPCL
Highways
Interstate
State Hwy
US Hwy
City/Township Limits
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