Item 4.4a Coborns Erbert-Gerberts3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
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PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht
REPORT DATE: 2 March 2023
60-DAY DATE: 8 April 2024
RE: Otsego – Coborn’s; Convenience Food CUP Amendment
TPC FILE: 101.02
BACKGROUND
Coborn Realty Company LLC is proposing to add a convenience food use with drive through
service within the retail grocery store building located at 15700 88th Street (Lot 1, Block 1,
Parkview Retail). The proposed convenience food will locate within the space previously
occupied as a pharmacy and utilize the drive through service window on the north elevation of
the building. The proposed convenience food use requires amendment of the Conditional Use
Permit initially approved on 12 November 2019 and amended recently on 12 February 2024 for
an expansion of the principal building. A public hearing to consider the proposed building
expansion has been noticed for the Planning Commission meeting on 6 March 2024.
Exhibits:
Site Location Map
Site Plan
ANALYSIS
Zoning. The subject site is zoned B1, Retail Business District, which allows the existing retail
grocery store. The proposed convenience food use is allowed with approval of a Conditional
Use Permit subject to the performance standards established by Section 11-75-6.A of the
Zoning Ordinance. Consideration of the Conditional Use Permit by the Planning Commission is
to be based upon, but not limited to, the criteria established by Section 11-4-2.F of the Zoning
Ordinance:
Item 4.4a
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1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: 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. Inclusion of a convenience food use within the principal building
provides a sought-after business in the community furthering the City’s economic
development goals.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is surrounded by existing and planned land uses shown in the
table below. The existing commercial use of the property is generally compatible with
the area. The location of the convenience food use within the principal building and
drive through being on the north elevation will avoid any potential compatibility issues
with the proposed use and 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
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 use complies with the provisions of the Zoning Ordinance.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The subject site is accessed from 90th Street (CSAH 39) and Parrish Avenue
(CSAH 42) via 88th Street. The Transportation Plan designates CSAH 39 and CSAH 42 as
minor arterial streets, which have adequate capacity to accommodate traffic generated
by the proposed use.
5. The proposed use can be accommodated by existing public services and facilities and
will not overburden the City's service capacity.
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Comment: The subject site is located within the East Sewer District where the City
anticipates development of urban uses meaning that the City has adequate utility
infrastructure and other public service capacity to accommodate the expanded use.
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 existing principal building complies with the setback requirements established
by Section 11-75-7.C of the Zoning Ordinance. Occupancy of the proposed use within the
existing building does not involve expansion of any exterior wall and will not affect compliance
with setback requirements.
Hours. The Zoning Ordinance does not limit hours of operation for convenience food uses
allowed as a conditional use within the B1 District. The grocery store is open 6:00AM to
10:00PM and it is expected that the convenience food use would operate within these hours.
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
Retail Space 49,786sf. 44,807sf. 225
Convenience Food 742sf. 668sf. 10
Subtotal 50,528sf. 45,475sf. 235
Retail Building 15,034sf. 13,530sf. 68
Total 65,562sf. 58,902sf. 303
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 illustrates the development of
Outlot C with a 15,034 square foot retail building and an additional 30 parking stalls. The 330
parking stalls shown on the site plan exceeds the 303 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 concrete 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 the off-street parking area have been previously approved
by the City Engineer.
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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.
Secondary loading occurs via at grade service doors at the southwest corner of the building on
the west elevation. The expectation is that the convenience food use will utilize the existing
loading facilities of the principal building for deliveries.
Drive Through. There is an existing drive through service window on the east elevation of the
building that will be used by the convenience food use. The drive through has limited stacking
space of four cars from the service window. Anecdotally, we have observed that drive through
windows for sandwich convenience restaurants are not often as busy as full-menu convenience
food uses.
Exterior Lighting. The exterior lighting within the subject site was reviewed as part of the
Conditional Use Permit amendment approved on 5 February 2024. The exterior lighting
complies with the requirements of the Zoning Ordinance. Occupancy of the convenience food
use within the existing principal building will not affect exterior lighting.
Signs. The initial Conditional Use Permit approval allows 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 any new signs for the propose convenience food use will 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.
SIPA. The proposed occupancy of the existing principal building does not involve site
improvements or public improvements beyond those addressed by the 12 February 2024
Conditional Use Permit to expand the structure. As such, it is not necessary for the developer
to enter into a Site Improvement Performance Agreement as may be required by Section 11-4-7
of the Zoning Ordinance.
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 Conditional Use Permit amendment for Lot 1,
Block 1 Parkview Retail subject to the following conditions:
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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. Installation of new signs for the proposed use shall require a sign permit subject
to review and approval of the Zoning Administrator.
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
c
t
Parcels
88TH STREET NEPARISH AVENUE NE (CSAH NO. 42)90TH STREET NE (CSAH NO. 39)EEEEGESSSSSSSSNO PARKINGNO PARKINGNO PARKINGNO PARKINGNO PARKING
1234PICKUP WINDOWMENU BOARD ANDORDER SPEAKERE-COMMERCEEXISTING HYDRANT TO REMAINCLEARANCE ARMPROPERTY LINESETBACK LINEEASEMENT LINELOT LINERETAINING WALLCONCRETE PAVEMENTNUMBER OF PARKING STALLSTRANSFORMERSITE LIGHTINGEXISTINGPROPOSEDFENCEXXHEAVY DUTY BITUMINOUS PAVEMENTNORMAL DUTY BITUMINOUS PAVEMENTTRAFFIC SIGNPOWER POLEBOLLARD / POSTCONCRETE SIDEWALKSITE LEGENDTGRAVEL5CURB AND GUTTERPOND NORMAL WATER LEVELTIP-OUT CURB AND GUTTER0'30' 60' 90'C:\USERS\WILL.HUSTON\DC\ACCDOCS\RCI\COBORN'S INC-\PROJECT FILES\OTSEGO, MN\2024 BUILDING ADDITION\CIVIL\CAD\EXHIBITS\COBORN'S - SK05.DWGX005OVERALL SITE CONCEPTCommon Ground AllianceCall 48 Hours before digging:811 or call811.comNEW RETAIL BUILDINGOTSEGO, MNOTSEGO OUTLOTREVISIONSNUMBERDATEProject Number: SRC23082.02.29.24NOTICE: This document ("Instrument ofService") was prepared by RiceCompanies, Inc. ("RCI") specifically forthe referenced project and is not intendedfor any other use. RCI retains allcommon law, statutory and other reservedrights, including copyrights. ThisInstrument of Service shall not be used onother projects, for additions to this projector for completion of this project by otherswithout RCI's prior written consent. Anyunauthorized use of this Instrument ofService shall be prohibited.Copyright Rice Companies, Inc. 2024. All rights reserved.320.252.0404RICECOMPANIES.COMWRHc.........