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10-18-04 PCITIEEE M 3_2 NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com 11 nI X1 li M TO: Otsego Planning Commission FROM: Daniel Licht, AICP DATE: 12 October 2004 RE: Otsego — Zoning Ordinance; Convenience Gas Outdoor Sales NAC FILE: 176.02 — 04.27 BACKGROUND The City has received an application from the Holiday convenience gas store within the Waterfront development to amend its PUD Development Stage Plan to allow for outdoor sales of water softener salt and firewood. Convenience gas stores are allowed as conditional uses within the City's various commercial zoning districts. These uses present a variety of land use issues related to compatibility, site design, traffic and pedestrian circulation and architectural appearance warranting the additional scrutiny of the conditional use process. The Planning Commission discussed the application at their meeting on 20 September 2004 and determined that the issue of outdoor sales at convenience stores must be considered beyond just this site as to the type and intensity of activities that may be appropriate for convenience stores in general. ANALYSIS Convenience Gas Uses. Convenience gas uses are allowed in the B-2 and B-3 Districts as a conditional use subject to the performance standards outlined below: D. Convenience Store with Gasoline. Grocery and/or food operations, with convenience gas (no vehicle service or repair), provided that: 1. Convenience/deli food is of the take-out type only and that no provision for seating or consumption on the premises is provided. Furthermore, that the enclosed area devoted to such activity, use and merchandise shall not exceed fifteen (15) percent of the gross floor area. 2. That any sale of food items is subject to the approval of the Zoning Administrator who shall provide specific written sanitary requirements for each proposed sale location based upon applicable State and County regulations. 3. That the approximate area and location devoted to non -automotive merchandise sales shall be specified in general terms in the application and in the conditional use permit. No exterior sales or storage shall be permitted. 4. The hours of operation shall be limited to 6:00 AM to 12:00 PM, unless extended by the Council. 5. Motor fuel activities shall be installed in accordance with State and City standards. Additionally, adequate space shall be provided to access gas pumps and allow maneuverability around the pumps. Underground fuel storage tanks are to be positioned to allow adequate access by motor fuel transports and unloading operations do not conflict with circulation, access and other activities on the site. Fuel pumps shall be installed on pump islands. 6. A protective canopy located over pump island may be an accessory structure on the property and may be located twenty (20) feet or more from the front lot line, provided adequate visibility both on and off site is maintained. 7. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. All sides of the principal and accessory structures are to have essentially the same or a coordinated, harmonious finish treatment. 8. The entire site other than that taken up by a building, structure or plantings shall be 4 surfaced with blacktop or concrete to control dust and drainage which is subject to the approval of the City Engineer. 9. At the boundaries of the lot, a strip of not less than five (5) feet shall be landscaped and screened in compliance with Section 16 of this Chapter. 10. Each light standard base shall be landscaped. 11. Vehicular access points shall create a minimum of conflict with through traffic movement, and shall be subject to the approval of the City. 12. An internal site pedestrian circulation system shall be defined and appropriate provisions made to protect such areas from encroachments by parked cars or moving vehicles. 13. An enclosed screened area is to be provided for rubbish and dumpsters. 14. The provisions of Section 20-4-2.F of this Chapter are considered and determined to be satisfied. Regulatory Issues. The occurrence of outdoor sales at convenience gas stores throughout the area is evidence that some level of outdoor sales is becoming an accepted incidental use to convenience gas stores. The potential allowance of outdoor sales convenience gas stores raises the following land use issues that must be considered in relation to other aspects of the site operation: ■ Sale Goods. Outdoor sales at convenience gas stores typically includes bulk items such as salt, mulch, windshield wash fluid, firewood, etc. with customer convenience as the main reasons for locating the goods outdoors. Attempting to define items that are allowed to be displayed outdoors may prove problematic long term. As such, the Planning Commission may prefer to focus on regulations that address the allowance of outdoor sales and display generally rather than a specific listing of permitted items. 3 Also, the goods displayed outdoors often tend to be seasonal in nature. Mulch is displayed in the summer and firewood or windshield wash in the winter. From a practical standpoint, trying to define time periods for outdoor sales can be as difficult as defining the goods that can be displayed. If outdoor sales and display are to be allowed, the we believe that standards for how the activity will occur will likely prove more effective at addressing land use compatibility issues than would managing the products. Area. Allowance of outdoor sales should include limitations on the size of any display area to ensure that the activity is secondary to the retail activity that occurs within the principal structure. Ten percent of the area of the principal structure is the outdoor sale area currently allowed by administrative permit for general commercial uses within the B-2 and B-3 Districts. However, automobile and pedestrian traffic generated by convenience gas stores and the need for circulation within the site distinguishes these uses from other retail commercial uses that may be allowed outdoor sales under the present Zoning Ordinance. As such we would recommend a requirement of ten percent of the gross area of the principal structure or 200 square feet, whichever is less, as a reasonable accessory use without creating conflict with pedestrian and vehicle circulation. It is also appropriate to require the outdoor sales area be included in the calculation of required off-street parking. Location. Outdoor sales areas at convenience gas stores are often located at the front of the building or on the pump islands for customer access and security reasons. It would be appropriate then that any regulation allowing outdoor sales include a requirement that applicable principal building setback requirements must be met, which would allow for sales locations at the front of the building or under the pump islands. Vehicle Parking/Circulation. The general standards for outdoor sales and display include provisions stating that outdoor sales areas cannot take up required parking stalls. A similar provision should be included with any allowance of outdoor sales for convenience gas stores. Further consideration should be given to a provision requiring that any outdoor sales be located on a curbed island or otherwise segregated to ensure that outdoor sale and display does not interfere with vehicle movement. Pedestrian Access. Because outdoor sales typically occurs adjacent to the building, maintenance of pedestrian access is a critical issue, particularly where head -in parking is adjacent to the sidewalk. These sidewalks are required to ensure that pedestrian access is available in front of parked cars, rather than making people walk behind the cars or outside of driveways. A minimum five foot width ensures a passable walkway even if the vehicle overhangs the curb. Any outdoor display area would have to be separate from the required sidewalk or a wider sidewalk would have to be provided to accommodate both the outdoor F. sales area and pedestrian circulation when the display is located adjacent to the building. ■ Height. The height of the outdoor display is important related to traffic circulation if goods are displayed under the canopy perimeter at the island ends. The average passenger car window is just over three feet above the ground meaning anything higher than that may obstruct visibility. Draft Regulations. Based on the issues outlined above and the Planning Commission's brief discussion at their 20 September 2004 meeting, our office has drafted the following language that could be implemented allowing limited opportunities for outdoor sales for convenience gas stores: 3. That the approximate area and location devoted to non - automotive merchandise sales shall be specified in general terms in the application and in the conditional use permit. Outside sales and service shall be allowed on a limited basis, provided that: a. Site Plan. Areas for outdoor sales and services shall be clearly indicated on the site plan and reviewed at the time of application for a conditional use permit. No outdoor sales or services shall be allowed outside of those areas so designated on the approved site plan without approval of an amended conditional use permit. b. Location. Outdoor sales and services shall be located adjacent to the principal building upon a concrete or asphalt surface behind a raised six inch (6") curb, on the raised pump islands or otherwise segregated from vehicle circulation under the canopy and shall not encroach into any required principal building setback, required parking stall, drive aisle, or minimum five foot (51) wide pedestrian sidewalk adjacent to the principal building where head -in parking is provided or otherwise impede vehicle and pedestrian circulation, except as provided for by Section 20-77-6.D.3.d of this Chapter. C. Outdoor Sales: a. Area. The area devoted to outdoor sales shall not exceed ten (10) percent of the gross floor area of the principal building 5 or two hundred (200) square feet, whichever is less. b. Height. The height of sales displays not abutting the principal building or located between the fuel pumps under the canopy shall not exceed three (3) feet in height. All other outdoor sales displays shall not exceed five (5) feet in height. C. Required Parking. The outdoor sales area shall be included in the calculations for parking spaces required for the use by Chapter 19 of this Title. 4. Outdoor services shall be limited to the following uses: a. Public phones may encroach into a required yard as long as they do not interrupt on- site traffic circulation, do not occupy required parking stalls, and are not located in a yard abutting residentially zoned property. b. Propane sales limited to twenty (20) pound capacity tanks may be located outside provided the propane tanks are secured in a locker and meets all State Uniform Building and Fire Codes. C. A compressed air service or automobile vacuum areas may be located on-site provided they meet all principal building setbacks and do not interrupt on-site traffic circulation and do not occupy required parking stalls. d. Freezers for ice products may only be located at the front of the building subject to the area and location requirements of Section 20-77-6.D.3.b and c of this Chapter, or shall be located in a side or rear yard and fully screened from view from adjacent properties or the public right-of-way with Z materials consistent with the principal building. Administration. If the Zoning Ordinance is amended to allow for limited outdoor sales and display for convenience gas stores, the use could be reviewed as part of the conditional use permit process for any new store. Existing stores operating under an approved CUP that limited their outdoor sales activities would need to request an amendment of their existing conditional use permits to allow for outdoor sales and display. Existing stores operating without a CUP or with a CUP that did not limit outdoor sales activities can continue as legal non -conforming uses. CONCLUSION In response to the application of the Holiday convenience gas store to allow limited outdoor sales at their facility within the Waterfront development, the Planning Commission has agreed to review the issue of allowing outdoor sales and display for these uses generally. The information outlined herein is to be discussed by the Planning Commission at their meeting on 18 October 2004 at 7:00 PM. Additional direction should be given to City Staff regarding the acceptability of the draft language prepared for discussion and the scheduling of a public hearing to formally amend the Zoning Ordinance. G. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Bob Fields, Owner Mark Rouse, Manager 7 ITEM 3-3 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners'cunacplanning.com PLANNING REPORT TO: FROM: RE: REPORT DATE NAC FILE: BACKGROUND Otsego Planning Commission Daniel Licht, AICP Otsego — Norin Landing; Rezoning/Preliminary Plat / CUPs 13 October 2004 ACTION DATE: 4 November 2004 176.02 - 04.29 CITY FILE: 2004-52 Mr. Bradley Pauman has submitted development plans for an 18 single family lot rural open space cluster subdivision located along the Mississippi River adjacent to Kadler Avenue. The proposed development is to be known as Norin Landing in honor of the former landowner Ms. Elaine Norin who was a long-time resident of the existing farm house on the site and was a member of the City's Heritage Preservation Commission. The subject site has a gross area of 60.5 acres. The Comprehensive Plan anticipates development of the subject site with permanent rural residential uses within the Rural Residential Preserve Area. The subject site is currently zoned A-1, Agriculture Rural Service District and is within the WS, Wild, Scenic Recreational River Overlay District. The applicant is requesting rezoning to R -C, Residential Rural Open Space Cluster District, and approval of a preliminary plat with a PUD -CUP for lots in the WS District less than 2.5 acres. The applicant is also requesting conditional use permits to excavate a pond within the proposed open space and establishment of a private beach area adjacent to the pond. Exhibits: A. Site Plan B. Preliminary Plat C. Grading Plan D. Utility Plan ANALYSIS Zoning. Development of the proposed subdivision requires a Zoning Map amendment to rezone the subject site to the R -C District, a PUD -CUP for flexibility from the minimum lot size requirement of 2.5 acres within the WS District and a CUP for a private beach and pond to be constructed in Outlot C. A second CUP is required for excavation of the pond within Outlot C as the material is being hauled off-site. Evaluation of the Zoning Map amendment, PUD -CUP and CUPs are subject to Section 20-3-21 and 20-4-2.17 of the Zoning Ordinance: The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment: The rural residential preserve has been established to encourage development of unique single family neighborhoods that incorporate natural or rural character elements in areas of the City adjacent to the Mississippi River. The proposed development is consistent with the intent of the Comprehensive Plan. 2. The proposed use's compatibility with present and future land uses of the area. Comment: The table below summarizes surrounding land uses. The proposed development will be compatible with existing or planned land uses in the area. Direction Land Use Plan Zoning Map Existing Use North NA NA Mississippi River East LD Residential R-1 District Single Family South Rural Residential R -C District Open Space/Park West Rural Residential R -C District Single Family 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment: The proposed development is consistent with the requirements of the R -C District and WS Overlay District, the Subdivision Ordinance and Engineering Manual. 4. The proposed use's effect upon the area in which it is proposed. Comment: The proposed use creates a neighborhood environment taking advantage of the natural amenities of the Mississippi River and creating man- made amenities in the form of an expanded public boat landing area at the Mississippi River and a private neighborhood recreation facility within the development. 5. The proposed use's impact upon property values of the area in which it is proposed. 2 Comment: Although no study has been completed, the proposed use is not anticipated to negatively impact area property values. 6. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. Comment: The subject site is accessed via Kadler Avenue. Previous developments utilizing Kadler Avenue have upgraded the street to the south line of the proposed plat. This developer will be required to overlay the existing street the length of the plat to accommodate traffic generated by the development. 7. The proposed use's impact upon existing public services and facilities including parks, schools, streets, and utilities and its potential to overburden the City's service capacity. Comment: The proposed use is not anticipated to have a negative impact to the City's service capacity. Density. Subdivisions within the Rural Residential Preserve are allowed a base density of four dwelling units per forty acres. Additional density up to as much as 12 dwelling units per forty acres may be allowed by the Planning Commission and City Council as incentive for open space cluster subdivisions with quality site designs. Based on the 60.5 acre gross area of the subject site, the maximum number of dwelling units allowed within the preliminary plat is 18. The allowed eighteen dwelling units are fully utilized for this development by the existing single family residence shown as Lot 1, Block 4 on the preliminary plat and 17 new single family lots. Access. The subject site is accessed via Kadler Avenue. As noted above, the applicant will be required to overlay the existing street as a condition of approval. The preliminary plat includes two intersections with Kadler Avenue, with the south intersection aligned with Kahler Avenue to the east. The internal street is designed as a local rural section consistent with the Engineering Manual. The length of the blocks within the preliminary plat exceeds the 1,200 feet allowed by Section 21-7-3 of the Subdivision Ordinance. This situation is due to a lack of potential connections out of this development to the south and west to Mississippi Pines and the Mississippi River to the north. The design of the subdivision with two intersections to Kadler Avenue is sufficient access to the proposed development given its rural character. Open Space. Section 20-60-7 of the Zoning Ordinance requires subdivisions within the R -C District to set aside a minimum of 50 percent of the net buildable area of a parcel as permanent openspace. The preliminary plat identifies a net area of 56.25 acres excluding the bluff areas along the Mississippi River and one delineated wetland within the plat. The required open space is 28.13 acres. The preliminary plat proposes 30.89 acres of permanent open space in Outlots A, B, C, E, F and G. Outlots A, E, F, and G are proposed to be dedicated for public park and trail purposes. Outlots B and C would be retained by the property owners within the development as private open space. The applicant proposes to excavate a 6.74 acre pond within Outlot C at the center of the development for the purpose of creating an amenity and a private beach area. Recreational facilities such as a beach are allowed in the R -C District within the required open space as a conditional use provided that the use is primarily open and outdoor in nature subject to Section 20-60-5.B of the Zoning Ordinance. The preliminary plat and grading plan do not specifically identify the beach area. A site plan for the beach must be submitted with the final plat showing the location of proposed improvements and conformance with required setbacks. We would recommend that landscaping be provided between the beach area and adjacent lots. We would also recommend dense planting of seedlings be placed in the area of Outlot C east of Lot 1, Block 2 and Lot 5 Block 3 to screen view of the beach from Kadler Avenue. Outlot B would be retained as unimproved open space at the perimeter of the site abutting the Mississippi River and open space within Mississippi Pines. Because of the slope of the bluff, there is likely not an opportunity to create trails along the River. Lot Requirements. The table below illustrates the lot requirements of the R -C District: Lot Area Lot Width Setbacks Min. Max Front Side Rear Mississi pi River OHWM Bluff 1.0ac. 2.5ac. 100ft. 35ft. loft. 50ft. 100ft. 30ft. All of the proposed lots meet the lot area and width requirements of the R -C District. The WS District requires a minimum lot size of 2.5 acres, but lots less than that area are allowed by PUD -CUP provided that the density of the lots is consistent with base WS District requirements based on a tier area analysis. The analysis done both by the developer and our office indicates that there is not more than one dwelling unit per 2.0 acres of net land within each 300 foot tier extending landward from the Mississippi River. The grading plan illustrates proposed building sites. The location of the building pads is within all required setbacks, including those from the Mississippi River required by the WS District. Section 20-60-8.A of the Zoning Ordinance further establishes design criteria for the configuration of lots within cluster arrangements. The Zoning Ordinance requires that lots be clustered in groups of not less than five with each lot or cluster oriented towards a common identifiable feature, whether natural or man made. The arrangement of the17 proposed new lots meets this requirement with the number of clustered lots and viewsheds either to the Mississippi River or to the pond in Outlot C. Only the existing single family dwelling at the southeast corner of the plat is not clustered, due in part to the allowed number of dwelling units, required intersection locations and relationship of the subject site to adjacent properties. Parks and Trails. Section 21-7-18 of the Subdivision Ordinance requires dedication of 10 percent of the gross area of the plat for park and trail purposes, payment of a cash fee in lieu of land or combination thereof. Based on a gross area of 60.5 acres, the required park land dedication is 6.05 acres. 4 The preliminary plat proposes dedication of 3.56 acres of land for park and trail purposes. This includes Outlot A, which is a 3.01 acre parcel adjacent to the Mississippi River and Kadler Avenue at the northeast corner of the development. This land can be used to add to the designated DNR boat launch, which consists of Kadler Avenue right-of-way dead ending at the River. The feasibility of this parcel for the City's purposes will be subject to review prior to approval of a final plat. An additional 0.55 acres of land is proposed to be dedicated as Outlots E, F, and G as a 30 foot wide trail corridor outside of the Kadler Avenue right-of-way. In that trails are typically included within required rights-of-way dedicated with final plats, no park and trail credit will be given for these three parcels. A credit for construction of the trail will be given however. Acceptance of 3.01 acres of land for public park purposes satisfies 49.8 percent of the required dedication. The balance of the required park and trail dedication will be satisfied as a cash fee in lieu of land equal to 50.2 percent of the fee in effect at the time of final plat. The current fee is $2,820.00 per dwelling unit. The partial cash fee in lieu of land per dwelling for the proposed subdivision would be $1,416.00 or $25,482.00 minus a credit for the cost of trail construction. Easements. The preliminary plat illustrates perimeter drainage and utility easements for all of the proposed lots. Drainage and utility easements will also be required over outlots B and C in addition to conservation easements as required by the R -C District. These easements must be identified on the final plat. Grading Plan. The applicant has submitted a grading plan for the proposed development. The limits of the site alteration are outside of the bluff impact zone for the Mississippi River, which will protect existing vegetation along the corridor. The most significant element of the grading plan is the proposed excavation of a 6.74 acre, 14 foot deep pond at the center of the site within Outlot C. The applicant is proposing to remove this excavated material off-site. Although the extent of the excavation is limited to only creating the pond (which also serves required stormwater treatment and retention purposes) the activity is considered to be "mining" subject requiring a conditional use permit subject to Chapter 24 of the Zoning Ordinance. The grading plan is subject to approval by the City Engineer and establishment of a security will be addressed as part of the development contract. Specific to the WS District, the proposed pond is being created in an area lacking vegetative cover due to past agriculture crop production and is outside of the bluff impact area. The hours of operation for the mining operation to create the pond are established as 7:00 AM to 6:00 PM Monday through Friday in accordance with Section 20-24-6.13 of the Zoning Ordinance. Trucks carrying material off-site will be limited to travel on Kadler Avenue north of CSAH 39, CSAH 39, and CSAH 19 to the Sunray Farms development where the material is to be taken. Utilities. The lots within the preliminary plat will be served by individual well and septic systems. The utility plan illustrates locations for primary and secondary septic system drainfields. Soil tests are required to be submitted and are subject to review and approval by the City Engineer. The design of individual septic systems is subject to review by the Building Official at the time of construction. Outlot D. The preliminary plat includes a 0.21 acre parcel to be conveyed to an adjacent exception property. Accessory buildings related to the single family dwelling on the exception parcel encroach into the subject site and the conveyance of Outlot D will eliminate this encroachment. Development Contract. Upon approval of a preliminary plat, the applicant is required to submit a final plat and enter into a development contract with the City. The development contract is subject to review and approval of the City Attorney. RECOMMENDATION The proposed Norin Landing subdivision is consistent with the direction of the Comprehensive Plan for rural cluster subdivisions to create unique housing opportunities within this area of the City with great natural amenities. Furthermore, the proposed development is consistent with the requirements of the Zoning Ordinance and Subdivision Ordinance. We recommend approval of the applications as outlined below. POSSIBLE ACTIONS Decision 1 — CUP for Mining A. Motion to approve a CUP to allow mining in accordance with the Norin Landing Grading Plan subject to the following conditions: 1. All grading plans shall be subject to review and approval of the City Engineer. 2. A security in an amount as determined by the City Engineer shall be provided for in accordance with Section 20-24-7 of the Zoning Ordinance. 3. Mining operations shall be limited to 7:00 AM to 6:00 PM Monday through Friday in accordance with Section 20-24-6.13 of the Zoning Ordinance. 4. Trucks carrying material off-site will be limited to travel on Kadler Avenue north of CSAH 39, CSAH 39, and CSAH 19. B. Motion to deny the application based on a finding that the request is inconsistent with Chapter 24 of the Zoning Ordinance. C1 C. Motion to table. Decision 2 — Zoning Map Amendment A. Motion to approve a Zoning Map amendment rezoning the subject site from A-1 District to R -C District based on a finding that the request is consistent with the Comprehensive Plan. B. Motion to deny the application based on a finding the request is inconsistent with the Comprehensive Plan. Decision 3 — Preliminary Plat A. Motion to approve a PUD -CUP and Preliminary Plat for Norin Landing, subject to the following conditions: The applicant shall provide for an overlay improvement of that segment of Kadler Avenue abutting the plat, subject to approval of the City Engineer. 2. Outlots A, E, F, and G shall be conveyed to the City for public park and trail purposes and the applicant shall also pay a cash fee in lieu of land equal 50.2 percent of the required cash fee in effect of the time of final plat approval in satisfaction of park and trail dedication requirements. A credit to the cash fee in lieu of land will be granted for construction of a trail along Kadler Avenue. 3. Outlots B and C shall be overlaid by drainage and utility easements and by conservation easements restricting their use to open and outdoor activities. 4. All grading, utility, street issues and construction plans shall be subject to review and approval of the City Engineer. 5. Outlot D shall be conveyed to the abutting property owner with the final plat. 6. Upon approval of a preliminary plat, the applicant shall submit a final plat as required by the Subdivision Ordinance and enter into a development agreement with the City, which is subject to review and approval of the City Attorney. B. Motion to deny the application based on a finding the request is inconsistent with the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance. 7 Decision 4 — CUP for Private Recreation Facility A. Motion to approve a CUP for a private neighborhood recreation facility within Outlot C of Norin Landing, subject to the following conditions: The applicant shall submit a site plan with the final plat of Norin Landing for the proposed beach facility. 2. The proposed beach shall conform to front and side yard requirements of the R -C District. 3. 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IM CnOooW tMe pwarw aro praMl W mwiun eno nwwNnrAo M w I3. TM CWrWr — amaaka W aeb mphaar a larTeaa awasmeon r r mrreYae 14 N a YIuiY IWbi Deem' Iw10 Yiell nwr W m—W A eanalb 4w atd b alar m M eoriaawo a moeeorw M alrmap M W ngNar w kY loprmmlelw. BMW Wuppr 3• a WMo, Iri.ao eMp m0 wMnp aa. W awaMM clew apprrne aaYa leol ra .Min le el W apeman lrlolwra ar+rae y W stwrwa Prmbr tel -Am: o -we .M wnpeeMn01[ Stmdde prmlw 0malb erw M oanoaYq mw rnMmamn b li eoMa W rVpar J•. canpw:llan a1wY mml &SSW eaMoNrSY• wr M nWa k of W opltnum rlWalun �mnl.wer Moe py w a areae a .ea awrw«lan. y w.m .ntA ae aaw rarwea anaY a wraclae err n-aaad by W Omr'at. r W CwOewlwY aww. SHEET INDEX: Sheet 1 - Preliminary Plat Sheet 2 - Ezisling Conditions Sheet 3 - Grading, Drainage, and Erosion Control Sheet 4 - Utility Plan Sheet 5 - Detail Plan DEVELOPER: •-.•..— PAUMEN PROPERTIES, LLC 7750 CO. Rd 37 NW MOpk Lake, MN 55358 (612) 221-0603 MR. BRADLEY PAUMEN v- + =�a O �3R it) j'jj � 1s � y��at�F SW -17 4 a SHEETS Review No. 1 ENGINEERING REVIEW Hakanson Residential Subdivision Anderson for the City of Otsego Assoc., Inc. by Hakanson Anderson Associates, Inc. Submitted to: Honorable Mayor and City Council cc: Mike Robertson, Administrator Judy Hudson, City Clerk Dan Licht, City Planner Andy MacArthur, City Attorney Brad Paumen, Paumen Properties, LLC Scott Dahlke, P.E., Quality Site Design, LLC Reviewed by: Ronald J. Wagner, P.E. Shane M. Nelson, P.E. Date: October 13, 2004 Proposed Development: Norin Landing Street Location of Property: A portion of the E '/2 of Section 10, T121, R24 60.50+ Acres, north of CSAH 39, west of Kadler Avenue NE, on the Mississippi River Applicant: Brad Paumen Developer: Paumen Properties, LLC 7750 Co. Rd 37 Maple Lake, MN 55358 (612) 221-0603 Owners of Record: N/A Purpose: Norin Landing is a proposed 18 lot subdivision on 60.50± acres in the City of Otsego, Wright County, Minnesota. Jurisdictional Agencies: City of Otsego, Wright County, Minnesota Department of (but not limited to) Natural Resources, Minnesota Pollution Control Agency Permits Required: NPDES (but not limited to) Considerations: \\Ha01\Shared Docs\MunicipalWotsego22xx\2290\ot2290RVW1.doc TABLE OF CONTENTS INFORMATION AVAILABLE SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY STREETS PRELIMINARY PLAT PRELIMINARY GRADING PLAN WETLANDS SURFACE WATER MANAGEMENT TRAFFIC/ACCESS ISSUE SANITARY SEWER SYSTEM WATER SYSTEM ENVIRONMENTAL OTHER CONSIDERATIONS SUMMARY AND/OR RECOMMENDATION \\Ha01\Shared Docs\Municipal\Aotsego22xx\2290\ot2290RVW1.doc INFORMATION AVAILABLE Preliminary Plat of Norin Landing, 9/27/04, by Quality Site Design, LLC Existing Condition Plan of Norin Landing, 9/27/04, by Quality Site Design, LLC Preliminary Grading, Drainage & Erosion Control Plan for Norin Landing, 9/27/04, by Quality Site Design, LLC Preliminary Utility Plan for Norin Landing, 9/27/04, by Quality Site Design, LLC Detail Plan for Norin Landing, 9/27/04, by Quality Site Design, LLC Certificate of Survey for Mary Jo Quigg, 12/15/03, by Taylor Land Surveyors, Inc. Drainage Analysis, 9/27/04, by Quality Site Design, LLC Soil Investigation for Norin Landing, 9/28/04, by Miller Environmental Inc. City of Otsego Engineering Manual, 5/12/03 Minnesota Rules, Chapter 4410 — EAW Requirement Trunk Stormwater Facilities Study for Portions of the Otsego Creek Watershed, February 2003 City of Otsego Zoning and Subdivision Ordinances, 10/14/02 National Wetland Inventory Map, 1991 SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY 1. No comments. STREETS 1. The standard plate (No. 100) for the typical street section is outdated. Please replace with the March 2003 revision. 2. All cross culverts shall be 24" RCP minimum. PRELIMINARY PLAT 1. Contours, proposed bituminous, tree lines, proposed septic areas, etc. shall not be shown on the Preliminary Plat sheet. Said features are better depicted on the Existing Condition Plan, Preliminary Grading Plan, and Preliminary Utility Plan. Page 1 \\Ha01\Shared Docs\Municipal\Aotsego22xx\2290\ot2290RVW1.doc 2. Additional drainage and utility easement is required for Block 2, Lots 3 and 4 to the 100 -year high water elevation for the wetland. 3. Right-of-way shall be rounded at intersections to allow for utility installations. (111.13.) 4. Existing zoning for land abutting the subdivision shall be shown. (21-6-2.B.2.) 5. Adjoining subdivided and unsubdivided land shall be identified by name and ownership. (21-6-2.B.6.) 6. A 10' minimum drainage and utility easement is required along all lot lines. The full (10') width is required when no easement exists on the adjoining parcel. (21-7-15.A.) 7. 104th Street NE shall be renamed 105th Street NE. 8. Name, address and phone number of the record owner(s) shall be shown on the plan. (21-6-2.A.3.) 9. A key map of the area shall be provided. (21-6-2.A.5.) 10. Existing 100 -year flood elevations and boundaries of the floodway and flood fringe areas for the Mississippi River must be shown on the plan. (21-6-2.B.9.) PRELIMINARY GRADING PLAN 1. An emergency overflow shall be called out, or a 100 -year high water elevation established for the wetland. 2. The 100 -year flood elevation and boundaries of the floodway and flood fringe areas for the Mississippi River shall be shown on the plan. (21-6-2.B.9.) 3. The soil borings shall be shown on the plan. (21-6-2.B.8.) 4. 2% minimum slope for overland drainage is required. (Ex. Block 1, Lots 5-8) 5. All street runoff shall be routed through a sedimentation basin prior to entering the natural drainage system. The grading of the swale that is centered on the lot line shared by Lots 1 and 2 of Block 2 shall be revised to clearly depict the runoff water being directed to the sedimentation basin. (21-7-16.F.) 6. We suspect that the swales routed to the sedimentation basin will be susceptible to erosion. We encourage the use of a drop structure/storm sewer system that would outlet at the normal water elevation of any proposed sedimentation basin. (21-7-16.) 7. Cross drainage from lot to lot must be covered under a drainage and utility easement. It is unclear where the rear drainage for Lot 7, Block 1 breaks. (21-7-15.B.) Page 2 \\Ha01\Shared Docs\Municipal\Aotsego22xx\2290\ot2290RVW1.doc 8. The maximum depth for a sedimentation basin shall be 10'. (See Surface Water Management comment No. 2) 9. The current plan depicts a portion of 104th Street NE (approximately 300') that is not being treated prior to entering the natural drainage system. Please revise. (21-7- 16.F.) WETLANDS 1. A wetland delineation report for the site must be submitted. SURFACE WATER MANAGEMENT 1. Curve numbers shall be in accordance with the City of Otsego Minimum Runoff Curve Numbers (Table 1) as published in the City of Otsego Engineering Manual. 2. It is our understanding that Pond -1 is planned to be used as a recreational lake that would serve as an amenity to the proposed development. We would recommend treating the street runoff with small NURP ponds prior to discharging into the proposed lake to help remove sediment and pollutants. The NURP ponds would provide a "dead storage" volume that is equal to or greater than the runoff from a 2.5" rainstorm over the contributing area and would utilize skimmer structures. Also, we would recommend a more gradual slope than 4:1. TRAFFIC/ACCESS ISSUE 1. Access to the proposed subdivision will be provided by Kadler Avenue NE. There will be a connection at 103rd Street NE and 105th Street NE, providing a looped connection to Kadler Avenue NE. SANITARY SEWER SYSTEM 1. The lots in the proposed development will be served with individual on-site sewage disposal systems. 2. It is likely that all or some of the drainfields for Block 2 will be mound systems because of the close proximity to the wetland. WATER DISTRIBUTION SYSTEM 1. The lots in the proposed development will be served with individual wells. Page 3 \\Ha01\Shared Docs\Municipal\Aotsego22xx\2290\ot2290RVW1.doc ENVIRONMENTAL A statement certifying the environmental condition of the site is required. (21-6- 2.B.10) OTHER CONSIDERATIONS A geotechnical report prepared by a qualified soils engineer shall be submitted. (21- 6-2.8.11) Geotechnical report shall include a stabilometer R -value. SUMMARY AND/OR RECOMMENDATION We recommend approval contingent upon the above comments being addressed. Page 4 \\Ha01\Shared Docs\Municipal\Aotsego22xx\2290\ot2290RVW1.doc i,->rF" .-,%-". NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners(anacplanning.com PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht RE: Otsego — Goodyear; CUP/Site Plan Review REPORT DATE: 12 October 2004 APPLICATION DATE: 30 September 2004 NAC FILE: 176.02 — 04.26 CITY FILE: 2004-51 BACKGROUND Landcor Construction Inc., on behalf of Mike Sultan, has submitted plans for redevelopment of the Tom Thumb site at the northwest corner of CSAH 42 and CSAH 39. The redevelopment plans include adding onto the existing building to create a 14,670 square foot, five tenant building that includes a Goodyear Tire and Auto store. The subject site is guided by the Comprehensive Plan for commercial use and is currently zoned B-3, General Business District. The proposed tire store component of the building is allowed as a conditional use within the B-3 District. Exhibits: A. Site Location B. Site Plan C. Landscape Plan D. Building Plans E. Grading Plan F. Utility Plan G. Lighting Plan ANALYSIS Zoning. The subject site is zoned B-3 District. Multiple tenant retail/service uses and buildings are a permitted use within this district. However, the Goodyear Tire store requires a conditional use permit subject to the requirements of Section 20-77-6.D of the Zoning Ordinance, which are addressed in the paragraphs that follow. The application for the conditional use permit is to be considered in relation to the criteria established by Section 20-4-2.F of the Zoning Ordinance: The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. 2. The proposed use's compatibility with present and future land uses of the area. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). 4. The proposed use's effect upon the area in which it is proposed. 5. The proposed use's impact upon property values of the area in which it is proposed. 6. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. 7. The proposed use's impact upon existing public services and facilities including parks, schools, streets, and utilities and its potential to overburden the City's service capacity. Access. The subject site is accessed via a public City street that serves as a frontage road for all of the commercial lots at this corner of CSAH 42 and CSAH 39 The City Engineer is preparing a feasibility study for the improvement of this street which is in poor condition, especially in the area adjacent to the subject site. A related issue with this street is the small distance between the street and CSAH 42 and CSAR 39, which results in snow being thrown onto the street when the County roads are plowed in the winter. An option that the City Council will consider for improvement of this street is construction of the area as a parking lot with a retaining wall along the outside edge of the driving surface to create a larger landing area for snow storage off of the County roads. Decorative fencing could also be installed atop the retaining wall to prevent snow from being thrown down onto the driving surface. If this option is selected for construction, the City would likely vacate the public right-of- way after the project is complete, essentially turning the improvements back to the abutting landowners as private parking lots for access, circulation and maintenance purposes. The submitted site plan assumes that this option will be pursued and anticipates vacation of the public right-of-way. However, until the course of the public improvement project is determined by the City Council, approval of a site plan involving encroachments into the public right-of-way is premature. 2 Lot Requirements. The table below outlines the lot requirements of the B-3 District. Lot Area Lot Width Setbacks Front Side Rear Required 1.0 ac. 150ft 35ft. 1Oft. 20ft. Proposed 3.4 ac. 169ft. 13ft. 1Oft. NA The proposed building encroaches into the required front yard from the frontage road right-of-way, again assuming vacation of the public right-of-way. Approval of the encroachment prior to a City Council action to vacate the public right-of-way is premature. All other setbacks comply with Zoning Ordinance requirements. Off -Street Parking. The table below outlines the required number of parking stalls based on Chapter 21 of the Zoning Ordinance. Use Area Requirement Required Stalls Retail 7,087 sf. 1 stall / 200sf. 32 stalls Goodyear 7,583 sf. 4 stalls plus 3 per service ba 28 stalls Total 60 stalls The site plan provides 68 parking stalls, which is a surplus of eight stalls above the number required by the Zoning Ordinance. Overall, the circulation pattern proposed for the subject site assumes that the public street is to be vacated. Thirty-four parking stalls and required drive aisles are located within the existing public right-of-way. Until a decision is made by the City Council whether to vacate the right-of-way, locating required parking in this area is not appropriate. Furthermore, the intersection of the parking areas between the subject site and Godfathers restaurant appear to be off -set and must be coordinated to provide traffic flow. All of the stalls are designed with 9 x 18 dimensions. The 18 foot depth of the stalls requires space for a two foot overhang in front of the curb. There is inadequate sidewalk at the south side and northeast corner of the building to provide this overhang without impacting pedestrian access. The sidewalk must be increased to a minimum width of five feet. The ability to overhang the curb for the 23 parking stalls shown at the outside edge of the parking area is dependent upon the design of the public improvement project, specifically the location of a possible retaining wall. The 11 freestanding stalls at the northeast corner of the site is a poor design that does not provide adequate traffic control. We recommend that a curbed island front these stalls to avoid crossover traffic between drive aisles. Building Design. The proposed building is basically an expansion of the existing 3,600 square foot structure on the subject property. The building is oriented to face CSAH 42 and CSAH 39 for visibility purposes. The main Goodyear tenant is located in the center of the expanded building with four overhead doors each facing east and west. The building is a one-story design within the height limits of the B-3 District. The exterior materials for the building include a rock face block base and EIFS material for the rest of the facade along with large window areas. No colors have been specified. The overall appearance of the building is contemporary, if plain given the prominent location of the building at the City's primary commercial intersection. We would recommend that brick or rock face block pilasters be extended to the roof line at the building corners and locations between to provide greater segmentation of the building. We also recommend that real or faux windows be placed on the southern two sections of the west building elevation to create more of a "front" appearance as this section of the building will be visible from CSAH 39. A more decorative cornice may also be appropriate. Landscape Plan. The applicant has submitted a landscape plan for the proposed site, which includes landscaping the boulevard areas between the existing frontage road and CSAH 42 and CSAH 39. This plan is attractive and could be incorporated as part of the public improvement project and extended along the length of CSAH 42 and CSAH 39 in conjunction with decorative fencing to minimize snow thrown onto the drive aisle. The proposed landscaping on the west lot line is appropriate to screen the rear of the building. Landscaping at the building foundation is non-existent except for three trees to the north of the building, which have no real effect or value. We recommend that the large plaza area to the southeast of the building include a planting area or planting containers for additional greenspace. Required expansion of the sidewalk to five feet wide adjacent to the northeast and south facades of the building may also create additional opportunities for planting containers. Finally, we recommend that the stripped triangle area in the drive aisle be included within the curbed area and landscaped. This change would better define the drive aisle circulating the curve in the parking lot in addition to increasing greenspace. Noise Control. Section 20-77-6.D.12 of the Zoning Ordinance requires provisions be made to control noise related to the tire store. To this end, approval of the CUP should include stipulations that all automotive repairs occur within the principal building and that the service bay doors are to be closed except when moving vehicles in to or out of the service bay. Signs. The site plan identifies a free standing sign not to exceed 100 square feet and 20 feet in height at the southeast corner of the project, within the current public right-of- way. If the public street is vacated, the sign (any part of it) must be setback 10 feet from any property line. One wall sign not to exceed 100 square feet is allowed for each tenant by Section 20-37-6.13 of the Zoning Ordinance. Display of these wall signs is limited to the south and east elevations of the building, which front public streets. A sign permit is required prior to construction or placement of any sign upon the property. Lighting Plan. A lighting plan has been submitted, although the type of light fixtures is not identified. Section 20-16-10.0 of the Zoning Ordinance limits the intensity of site lighting to 0.4 foot candles at property lines. The proposed site lighting exceeds this threshold at the outside edge of the proposed parking lot, which is within the public El right-of-way. Until a decision is made on vacating the public right-of-way, the proposed lighting plan does not conform to the requirements of the Zoning Ordinance. Section 20-16-10 of the Zoning Ordinance also requires that all light fixtures be downcast with a 90 degree horizontal cut off and no light stand can be taller than 25 feet. Utilities. The existing building is currently served by temporary connections to municipal sanitary sewer and water services. These utilities are not adequate for servicing the proposed use and the applicant has requested the City extend permanent facilities to the subject site. Extension of sanitary sewer and water utilities to serve the subject site and other commercial properties in this quadrant is currently being planned by the City Engineer. Until these plans are finalized and approved for construction, approval of the applicant's site and building plans are premature. Grading Plan. The applicant has submitted a grading plan for the proposed site. The grading plan and storm sewer improvements shown on it are subject to review and approval of the City Engineer. RECOMMENDATION The applicant has developed plans for redevelopment of the subject site that are contingent upon vacation of the existing right-of-way for the public frontage street. The City Council has not made a decision as to the feasibility of this project and a public hearing to consider the improvements is scheduled for mid-November. Until a decision is made as to whether the existing right-of-way is to be vacated, approval of the proposed site plan is premature. We recommend the application be tabled pending City Council action on the street and utility project. POSSIBLE ACTIONS A. Motion to approve a CUP and site/building plans for a multiple tenant retail/automotive use, subject to the following conditions: There shall be no outdoor sales, display or storage on the subject site. 2. All automotive repairs shall occur within the principal building and that the service bay doors are to be closed except when moving vehicles in to or out of the service bay. 3. The site plan is revised to coordinate connections with adjacent properties, subject to approval of City Staff. 4. The site plan is revised to meet all required setbacks from existing public rights-of-way. 5. The site plan is revised to provide all required parking and drive aisles outside of the public right-of-way in conformance with applicable setbacks. 6. All parking stalls shall be designed in accordance with Chapter 21 of the Zoning Ordinance. Where 18 foot deep stalls are provided, a minimum two foot overhang shall be provided. For head -in parking stalls abutting the front of the building, a minimum five foot wide pedestrian side Walk shall be provided. 7. The p7posed building plan is revised to: a. Provide brick or rock face block pilasters at the corners and at internal sections of the building. b. ' Provide a decorative cornice. C. i Provide real or faux windows on the southern portion of the west fagade. d. Colors for the proposed building materials shall be specified. 8. The site plan is revised to curb and landscape the stripped triangle area at the outside edge of the parking area. 9. The landscape plan is to be revised to include a planting area or large planters in the plaza area to the southeast of the building and planting containers along the northeast and south elevations. 10. All signs shall conform to Chapter 37 of the Zoning Ordinance and a sign permit is required prior to installation. 11. All exterior lighting shall conform to Section 20-16-10 of the Zoning Ordinance. 12. All street, grading and utility issues are subject to approval of the City Engineer. 13. Comments of other City Staff. B. Motion to deny the request based on a finding that the proposed use does not conform to the requirements of the Zoning Ordinance. C. Motion to table. C. Mike Robertson Andy MacArthur Bob Fields Judy Hudson Ron Wagner Mike Sultan 0 _ NAC ON THE GREAT RIVER ROAD OTSEGO, MN -./- EXHIBIT B A1.0 VLOS3NN' =:e s_n£ m! &, 2. _ _,_ __ w3 OI&_a _mom_ ONIJInsNoo O,s q n �z :Aj K {}3ass ! ! ! ) ) f! \ | §&' . ,1. %-�.. 221 C. / g/ |� �!• a.. . §.� ( n �z :Aj K {}3ass ! ! ) ) f! \ . ,1. %-�.. n �z :Aj EXHIBIT D-1 _ I SUITE D 1434 SF RIVER TIRE & AUT�l SITE C 75 3 SF - - - --_-- ---- SUITE E 2110 SF EXHIBIT D-1 m N raww, w.row rrex Aw.c vAu wAs� ua�, «x,un eaa rAct ewa Eofars tau.ATw rre. srnen 11 MEewLL1,, LWW41EDce II:TI - .'CT. 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(o NORTH BE.RI.GS .RE ♦SSuuED GRAPHIC SCALE EXHIBIT G 0-1 7 1071.9----------------J1.6 0.4 12 b BA j ',o 0.9 .9 0.1 0.1 12 13 bA 0.5 13 tA l.7 2.9 2.3 1.2 -0.. b.6 -34 - - 7 4M. 1-7 1_9--' 1.7 '17 1.2 0.8 0.3 0.1 1 0.3 1.5 -- 'US 1.4 9 4.5 2.77 I,S 1.4 .0.6 4 08 1.6 3 1.7 %.8 .37 3.4 3.2 4.0 4.6 39 1.1 7 .8 32.3 1.0 1.0 1.7 3.2 3.2 1.3 IS 3.8 0.4 97.6 0.2 5 b,6 1.5 41 5 71.7 1.5 1.7 .7 1 3 31 5 4.7 l6 t2 .3b.6 t3 IA 4 13 I.4 1.2 1.1 1.0 1l 1.4 1.9 17 3.7 4.5 5.9 U.2 .3 16 13 1.3 1.5 0.8 .0.9 2 IS 7 be 0.2 A 0.7 11.6 32 0.9 b.7 b.7 .0.7 6.8 10 13 IS 1.1 17 1.0 0.5 L2 4.4 f7 .1.6 1.3 1 9 12 12 tA 0.7 0.6 0.6 0.8 09 1.2 1.5 1.7 1.3 bS O4 1.2 3 1.7 11.3 1.5 6 5.6 12.3 1.2 0.8 06 05 0.6 0.7I.0 1.4 1.9 2.2 1.6 %.9 0.4 12 1.3 0.6 13 1.2 0 3.3 1.9 L1 0.7 b.6 'o b,7 1.1 1.6 2.1 3.0 2 L4 0.5 12 ).4 07 1.5 *3.6 4 .3.7 (o Io 11 b.7 &5 7 1.1 10 3.3 4 tS 0.2 b 16 42 a 0.3 ).4 t 1 1.3 IA a 46 .0.7 22 11 0.7 16 16 .6.9 .14 15 .4.8 °7.6 32 15 b.3 ', 14 2.4 3 4.3 4.1 1.6 3.1 1.9 11 0.7 6,7 0,7 O's 0.4 7 0.7 11,2 4 *19 b8 07 0.5 2 1,9 t.. 1.3 0 1.3 0.9 0,8 09 13 16 1.0 t.4 0.1 b5 2 1 23 1.4 0.8 08 L1 IJ 20 2s 2.1 '12 0.7 t.4 9 1.7 2. 0.3 *3 82.1 4 ').1 1.0 I.1 1.5 16 0.4 .6 71.9 7.4 11 06 0.2 36 0 I.j 1.3 1.3 16 15 .38 15 %,o 19 11.3 0,4 'o.s ig 1.6 3 �24 4 1.5 'S 'Z. 7 1.0 11.6 6 11.9 1,9 15 7 7.2 .6 1.7 10 0.2 t/ 0.9 1.5 1 3.7 53 3.4 14.0 1.9 IA 12-6 14 1.4 2l 2.0 1.9 13 19'43 5 b.4 6 1.0 L6 2 30 1.7 1.4 1.3 1.9 3.3 58 ).o Is J, 1.9 1.4 .2 31 1.7 0.3 V7 'I. 1 9 1-5 4-1 44 4.5 IS 1.2 13 2.5 3.5 15.9 '6-9 45 31 1-7 3 11 11 %-9 .04 0.6 11.0 2.l 3.7 95.4 5.9 12 5.9 IS 2.0 1.0 3.0 4.1 7'.7 S5 - .7 1.4 09 1.5 02 1.4 b 1.6 %Z N5 V6 5.2 1.7 1.4 14 . 1.7 - . - I GOODYEAR OTSEGO 2.7 4.8 46 5.S i7 5.6 t.3 1,2 INFINITY GROUP, LTD. 5.2 15 t.8 i.e 525.a1.1 1.0 b 9494 HEMLOCK LANE N 5 19 7.1 4 %.4 5.2 MAPLE GROVE, MN 55369 EXHIBIT G FR31 ; NAC. FRX NO. ;3525959837 Oct. 25 2004 10; 28RI'I P1i1 AMVET 15570 90th STnEET NE FUR AFFAIR ANIMAL PHARM cumFiDR r L0F1GF (AlmnAi HkA Home) ELK RIVER ANIMAL HCJt51-11 IAL (I -St. IV/5) ELK RIVER, MN 55330 • (763) 441-5111 "INE BRING HEALTH TO LIFE" Ocrobcr 18.2004 City of Otsego ATTN: Planning Commission 8899 Nashua Avenue N.E, Otsego, MN 55330 AhNA I NAND OFI rVFRFD RE Public Heari ig/Condidonal Use Permit for a Multi -Tenant Automotive acid Retail Center We will he out -of town and unahle to And the Public Hearing on Odoher 18, 2004. By this letter, we want to express our concerns and comments to be addressed at this meeting: We do not agree with closing a portion or all of the frontage road and converting it into a parking lul as a result of the proposed development on the Toni Thumb site. Access to our anima) hospital will be greatly AW. We built on chis site due io the fact chat i14 provided easy access to from County Road 39 and Parrish Avenue. This proposed pertnanent change would alter the flow of traffic into our business and the tenants that lease from us. It is imperative that the current accesses off of Parrish Avenue and County Road 39 remain as they cur.rcntly exist. The ability of our customers and those of our tenants to access us is just as important as the public accessing the 6usinesses in Waterlmnt Wes[. We were required to build according to the rules set forth concerning the frontage road and other setbacks. By changing the setbacks from County Road 39 and Parrish Avenue for the proposed development of the Tom Thumb site, the visibility of our building will be limited to The general public. To change the requirements nt this Point wi I1 negatively impfwn nur htrainess and the business of our tenants. We have been an. cshblishM hi►vineas center in the City of Otcegn since 1991. It is nur extreetntinn rhai. yin► will ennsider ms and hnw this develupmen]. will affect us and uta futuu; as a ba..%ine;ss provider in the Cily ut'Mwgu. Di. David and Karon Gilg enba� CERTIFIED MEMBER AME:nICAN ANIMAL HOSPITAL ASSOCIATION M`rfM 3c-5 PIF NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners'ci)nacplanning.com PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht DATE: 13 October 2004 RE: Otsego — McDonald/Peavy House; Heritage Preservation NAC FILE: 176.08 — 04.15 BACKGROUND At the request of the Heritage Preservation Commission, the City Council commissioned Mr. Robert Vogel to complete an evaluation of the potential historical significance of the McDonald-Peavy House. The subject site is a 2.5 acre parcel developed with a single family dwelling that was acquired by Otsego Township in 1990 located on CSAH 39, east of Nashua Avenue. Mr. Vogel's findings are outlined in the report titled Intensive Survey and Evaluation of the McDonald Peavy House in the City of Otsego Minnesota dated July 2004. Based on these findings the Heritage Preservation Commission has recommended that the site be designated as a heritage preservation site as provided for by Section 20-96- 6 of the Zoning Ordinance. A public hearing has been scheduled for 18 October 2004 for the Planning Commission to consider the proposed designation and make a recommendation to the City Council. ANALYSIS Chapter 96 of the Zoning Ordinance establishes provisions for designation of heritage preservation sites as a local preservation effort of potentially historical sites and buildings. A site or building may be designated as a heritage preservation site provided that at least one of the following criteria are met: It has character, interest or value as part of the development heritage or cultural characteristics of the City of Otsego, State of Minnesota or the United States. 2. Its location is the site of a significant historical event. 3. It has yielded, or is likely to yield, information important in pre -history or history. 4. It is associated with a person or persons who significantly contributed to the culture and development of the City. 5. It embodies distinctive characteristics of an architectural style, period, form or treatment. 6. It represents the work of an architectural design, detail, materials, or craftsmanship which represents a significant architectural innovation. 7. Its unique location or singular physical characteristics represents an established and familiar visual feature of a neighborhood, community or the City of Otsego. The findings of the Vogel report are that the McDonald-Peavy House meets the eligibility criteria for designation as a heritage preservation site based upon it historical character as part of the City's development heritage and as an established visual feature of the original Otsego town plat neighborhood. The report also states that although the house has been altered substantially over time and its exact date of construction cannot be established, the structure retains elements of its original Gabeled Ell architecture representative of its historic context of development in Otsego prior to modern suburban expansion. These findings correlate to criteria #1, #5 and #7. RECOMMENDATION Based on the findings outlined in the report prepared by Mr. Vogel, the McDonald- Peavy house qualifies as a heritage preservation site. We recommend designating the property as a heritage preservation site with direction to the Heritage Preservation Commission to prepare a historic property reuse plan. POSSIBLE ACTIONS A. Motion to designate the McDonald Peavy House as a heritage preservation site based on the findings of the Vogel report prepared for the City of Otsego. B. Motion to recommend the McDonald-Peavy House not be designated as a heritage preservation site based on inconsistency with the applicable criteria. C. Motion to table. C. Mike Robertson Judy Hudson Andy MacArthur 2 Intensive Survey & Evaluation of the McDonald-Peavey House in the City of Otsego, Minnesota Report prepared for The Otsego Heritage Preservation Commission - By Robert C. Vogel July, 2004 MANAGEMENT SUMMARY Project: Intensive Survey and Evaluation of the McDonald -Peavey House in the City of Otsego, Minnesota Location: 13620 - 95th Street S.E. (County Road 39), Otsego, Wright County, Minnesota Owner: City of Otsego, 8899 Nashua Avenue N.E., Otsego, MN 55330 Tax PIN 9: 118-010-078010 Historic name: McDonald -Peavey House Common name: Peavey House Category: Historic function: Current function: Architectural classification: Historic context: Areas of significance: Period of significance: Date of construction: Architect/builder: Acreage: Legal description: building domestic: single dwelling domestic: single dwelling Gabled Ell (Upright -and -Wing) Otsego Townsite 1857-1902 architecture (vernacular), settlement circa 1900 to 1966 estimated circa 1900 (possibly earlier) not known 2.5 acres Lots 1 and 2, Block 78, Otsego Level of documentation: intensive survey Recommendation: eligible for Heritage Preservation Site designation Evaluation prepared by: Robert C. Vogel & Associates, 216 Cleveland Avenue S.W., New Brighton, MN 55112 Date of report: July, 2004 INTRODUCTION This report presents the results of an intensive survey and evaluation of the McDonald - Peavey House, conducted by Robert C. Vogel for the City of Otsego. The survey was carried out during the period 12-20 July and the results were presented to the Heritage Preservation Commission (HPC) on 22 July 2004. The report identifies and describes the subject property, explains how it meets the Heritage Preservation Site eligibility criteria, and makes the case for historic significance and integrity. The report also recommends a plan of treatment for the historic property. Although the immediate objective of the survey was to evaluate the historical significance of the McDonald -Peavey House, the report provides all the information necessary to designate the property a Heritage Preservation Site pursuant to City Code §20-75. The City of Otsego's registry of Heritage Preservation Sites is the official list of buildings, sites, structures, objects, and districts that meet established criteria for significance on the basis of their historical, architectural, engineering, or cultural values. Heritage Preservation Sites are protected under a form of overlay zoning that requires HPC approval of city permits for remodeling, demolition, moving a building, and new construction. Nominations for designating Heritage Preservation Sites come from the Otsego HPC but the actual designation is made by the City Council following a public hearing. Properties designated Heritage Preservation Sites must meet at least one of the ordinance criteria for eligibility by being associated with an important historic context and retaining historic integrity of those features necessary to convey their significance. The Otsego Historic Context Study delineated the most important broad patterns and themes in local history and provide the necessary framework for evaluating the significance of individual properties on the basis of their association with historic events, important persons, distinctive architectural or physical characteristics, and their potential to provide important information about prehistory or history. A property must also retain historic integrity to be considered eligible. Historic integrity is the ability of a property to convey its significance through location, design, setting, materials, workmanship, feeling, and association. Properties which meet one of the criteria for significance but which do not retain critical aspects of historic integrity are not eligible for designation as Heritage Preservation Sites. The purpose of the McDonald -Peavey House survey was to describe the property's most important architectural characteristics and document its historical associations to the level necessary to evaluate its Heritage Preservation Site eligibility. The investigation involved detailed background research and a thorough inspection of the house and its surroundings. Information on the appearance, significance, integrity, and condition of the subject property was documented in narrative form and illustrated with digital photographs and sketch plans. DESCRIPTION The McDonald -Peavey House is a one -and -one-half story, frame, vernacular Gabled Ell type cottage located at 13620 - 95th Street N.E. (County Road 39) in the original townsite of Otsego. The most important character -defining element of the house is the core, which consists of two unequal -sized rectangular units. The larger "upright" unit is sited so that its narrow gable end faces the street, and the smaller side wing or "ell" is oriented perpendicular to it, creating an L-shaped ground plan. Both wings are one -and -one-half stories in height and their medium -pitched gable roofs intersect at right angles, although the apexes of the two roofs are slightly different in height. In its original configuration, the front entry was positioned asymmetrically in the ell and was sheltered by a narrow porch or veranda with its own roof; the upright element probably had its own back entry and there would have been a back porch as well. The front porch has been fully enclosed and incorporated within the front room of the house, and a one-story addition with a low- pitched shed roof now fills the space between the two wings on the back side of the house. This addition may have originally functioned as a seasonal porch but has been divided into two rooms, one of which is now used as a bedroom. The exterior is finished with sawn wood shakes and the roof is covered with asphalt composition shingles. The original wall cladding was probably clapboards and the house would have been roofed with sawn wood shingles. The windows have double -hung sash, and some of the windows and both outside doors have been fitted with aluminum combination storms and screens. The house is devoid of architectural ornamentation beyond the simple fascia and soffit and the brick chimney located in the center of the upright wing. The small fieldstone -lined cellar underneath the ell is accessed through a trapdoor in the floor of the one-story addition. The original fieldstone foundation has been encased in concrete and the addition has a poured concrete foundation. Although altered from its historic appearance, the house appears to be structurally sound and there are no obvious signs of deflection or failure. The interior of the house reflects a succession of remodelings and alterations. As presently configured, the floor plan consists of a living room, kitchen, dining area, den, and bathroom on the first level, with a bedroom and laundry room in the one-story addition, totaling 1122 square feet; the upper level has two unheated bedrooms which add another 506 square feet of living space. The original ground floor plan probably had a sleeping chamber in the upright element, with a back kitchen (sometimes referred to as the "family living -room" in old architectural pattern books) and pantry, and probably a small lean-to summer kitchen immediately behind the house. The ell would have contained the parlor, or possibly another sleeping chamber, depending on the size and circumstances of the occupant family. The second floor space consisted of two narrow, low -ceiling rooms which opened into each other and would have provided additional sleeping accommodations or storage space. The house was built without indoor plumbing or central heating: it was heated by the kitchen range and stoves placed in the downstairs rooms and there would have been a backyard privy. There is no evidence of a K cistern. The interior finishes and fixtures are a mix of old and modern materials dating from the early 1900's to the 1990's. The house occupies a 330 -by -330 foot (2.5 acre) lot in the original townsite of Otsego and fronts west onto County Road 39. The front yard setback is narrow but the property has wide side and rear yards. The street facade is largely hidden behind some overgrown arborvitae and the backyard is shaded by mature oak and maple trees. The side yard, across the gravel driveway from the house, is open. There is no garage, although historically the property contained a number of outbuildings. SIGNIFICANCE The McDonald -Peavey House provides a physical record of the experience of two of Otsego's oldest families and forms a tangible link to the community's rural heritage. Contextually, it derives its historical significance from the themes of early settlement, rural culture, and vernacular domestic architecture which were identified as important aspects of Otsego history in the 1998 historic context study. The house meets the eligibility criteria for Heritage Preservation Site designation contained in City Code §20- 75-5(C) on the basis of its historical character as part of the city's development heritage and as an established visual feature of the old Otsego townsite neighborhood. The subject property occupies Lots 1 and 2 of Block 78 in the townsite of Otsego and was owned by the McDonald and Peavey families until it was purchased by the Town of Otsego. The parcel forms part of the original McDonald claim. John McDonald (1807- 1887) was a native of the town of Standish in Cumberland County, Maine, who immigrated to Minnesota (then still part of Wisconsin Territory) with his wife Zilpah (1804-1883) in 1847. He was employed variously as a millwright, schoolteacher, and laborer at St. Anthony and in the lumber camps along the Upper Mississippi until July, 1852, when he made a pre-emption claim in Section 17, Township 121 North Range 23 West, in what became known as the Pleasant Grove settlement. He and his family are generally regarded as the first permanent settlers in Wright County and played pivotal roles in the early history of Otsego village, which was platted by John McDonald and three partners in July, 1857. According to courthouse records, in 1870 John and Zilpah McDonald conveyed their interest in Block 78 to Mary Roberts, who (with her husband Clarkson B. Roberts) deeded the two -and -one-half acre parcel to John's son Lewis McDonald (1833-1918) two years later; in 1881, John McDonald reacquired ownership in the property, which passed to his heirs following his death. It would appear that the property eventually came into the possession of Laura McDonald (1861-1902) and her husband Edmund E. Peavey (1852-?), whose son Orrin E. Peavey (1881-1941) and daughter-in-law Edna Mae Davis (1855-1977) owned it after they were married in 1908. Their descendants sold the property to the Town of Otsego in 1990 for $41,900. While the chain of ownership is relatively unambiguous, the date of construction of the McDonald -Peavey House is not. Real estate and probate records do not record when a particular building was erected. Tax assessment records, which are notoriously unreliable, indicate that the house was built around 1900. The physical evidence points to a late -nineteenth century date of construction: the present house shares more traits in common with rural dwellings built after 1870 than it does with earlier vernacular cottages, but this is a subjective appraisal based on incomplete information. The Gabled Ell house form is derived from the Upright -and -Wing folk house tradition and has a long history of development in New England and the Middle West during the period of Western migration. In rural Minnesota, these kinds of houses were widely constructed from the 1850's until the 1920's. While the core of the McDonald -Peavey House appears 4 to have been constructed according to the accepted traditional pattern of nineteenth century home building practices, it does not reflect any particular period style. It bears little resemblance, for example, to the "cottage" prototypes disseminated in the architectural pattern books of Andrew Jackson Downing and others, which were widely adapted throughout rural Minnesota during the middle decades of the nineteenth century. Notwithstanding that parts of the original house have been altered, covered over, or removed over the course of its life, much of the fabric we see today is not readily identifiable as mid -nineteenth century material. The house appears to be balloon -framed, a system that was already widely in use before McDonald came to Otsego, and the structural members are sawed pine boards that were cut to standard dimensions. Milled lumber would have been available as early as 1852, but the boards themselves cannot be distinguished from construction lumber produced in 1872, 1892 or 1912. The replacement shake siding is typical of products manufactured in the twentieth century and because the original siding and sheathing cannot be examined without removing the existing wall cladding, it is presently impossible to verify the original material. The studs also could not be inspected, but the floor joists and rafters are fastened with machine - made nails, while the trim, flooring and framing are secured with standard -sized round - wire nails, which replaced square iron nails and hand -forged spikes in the 1880's. All of the doors, window sash, window panes, and interior millwork are examples of ready- made products marketed after circa 1900. Although fixing the date of construction is problematic, in terms of its physical attributes the McDonald -Peavey House represents an authentic, well preserved example of vernacular cottage architecture. Though altered somewhat from its historic appearance, the subject property retains the distinctive design characteristics that make up the diagnostic elements of the vernacular Gabled Ell house type, including its compound ground plan, intersecting gable roofs, symmetrical fenestration, and wood frame construction. More importantly, the house illustrates the broad pattern of rural development in Otsego, where small, detached single-family dwellings on large, wooded lots predominated before the era of suburban development. Although its popular identification as "the oldest house in Otsego" cannot be substantiated, when evaluated against other, similar rural dwellings from the circa 1890-1940 period, the McDonald - Peavey House clearly possesses the characteristics required to represent its historic context. 5 RECOMMENDED PLAN OF TREATMENT City Code §20-75-6 requires a Site Alteration Permit for remodeling, alteration, repair, demolition, or new construction relating to a designated Heritage Preservation Site. In reviewing applications for permits relating to the McDonald -Peavey House, the Otsego HPC will apply the Secretary of the Interior's Standards for Rehabilitation, which the City has adopted as the required basis for design review decisions. The ten standards for rehabilitation are neither technical nor prescriptive, but are intended to promote responsible, consistent preservation practices. The National Park Service has published illustrated guidelines for rehabilitating historic buildings that are available in book form as well as on the World Wide Web. Treatment priorities for the McDonald -Peavey House include, but are not limited to the following: • Increase maintenance to stabilize the physical condition of the property. • Comply with safety and code requirements in such a manner that the essential character of the property is preserved. (The International Building Code allows code officials increased discretion and flexibility in code compliance at historic buildings.) • Place television antennae, satellite dishes, air conditioners, and other mechanical equipment in inconspicuous locations where they cannot be seen from the public right-of-way. • Retain and preserve the existing wood shake siding; if replacement becomes necessary, discover the original wall cladding and replace in kind. • Preserve the existing roof shape and provide adequate drainage. • Replace the existing asphalt shingles with wood shingles. • Retain and repair existing window and door openings; if new sash and doors are installed, they should be appropriate to the historic property in size, color, and materials; new storm windows and screens should be visually unobtrusive. • Identify and retain the mature shade trees that give the property its rural character; trim or remove the over -mature trees and shrubs that are causing damage to exterior finishes. • Install new perennial plants, fencing, sidewalks, and security lighting that are compatible with the historic house in size, scale, material, and color. • Repair cracked and deteriorated foundation masonry with concrete that duplicates the old as closely as possible, or install a new fieldstone foundation that duplicates the original. • Repaint with two coats of good quality exterior white flat paint. • Arrange for an archaeological survey to identify buried sites or features that may shed light on the earliest occupation and development of the property. • Discover and retain as much of the original interior finishes as possible; replace deteriorated millwork, flooring, walls, and ceilings with new materials that are compatible with the historic character of the house. 2 • Construct a garage that is compatible in size, building materials, and color with the house, but otherwise keep new construction to a minimum; the garage should not imitate an earlier style or period of architecture. Restoration of the house to accurately recover its form and details as it appeared at a particular point in time is not recommended. The house is a product of its own time and some of the changes which have taken place may have acquired historical significance in their own right. Removal of additions and exterior modifications is recommended only if a mid -nineteenth century (circa 1850's to 1870's) date of original construction can be authenticated. Moving the house to another location, or relocating unrelated old buildings to this site, would compromise the historic integrity of the McDonald -Peavey House and disqualify it from consideration as a Heritage Preservation Site. Historic preservation costs money and economic sustainability is a critical issue for most historic buildings. While the subject property is presently being used for its originally intended purpose, it is functionally obsolescent and has only minimal market value as a single family residence (the appraised value of the land and building is only $115,000). Over time, its resale value will only further erode. Therefore, the City may wish to consider alternate uses for the house that would be compatible with its historic character. The range of potential adaptive uses for a rehabilitated McDonald -Peavey House could encompass: • Temporary or seasonal housing for city and/or historical society staff. • Office or conservation space as an annex to the Otsego museum. • Temporary emergency housing for a community social services agency. • Small commercial office space. • Retail space (flower shop, bookstore, etc.). • Single -unit bed and breakfast lodging. Converting the historic property to any of these functions could be accomplished without destroying the distinguishing original qualities of the building. Some reuse scenarios would probably involve a private developer or other outside party purchasing the property for redevelopment in order to take advantage of rehabilitation tax credits and other financial incentives. Before any decision is made, however, the City needs to conduct a comprehensive adaptive use study of the property following the Historic Properties Reuse Team (HPRT) approach. 7 SOURCES OF INFORMATION Local historic contexts for identifying and evaluating historic resources are delineated in the Otsego Historic Context Study prepared for the HPC in 1998. Much of the available information about John McDonald and the early settlement of Otsego village has been collected by the Otsego HPC and published in Otsego in the Beginning 1852 to 1880, and The Otsego Cemetery 1854 to 1996, both compiled by Elaine Norin and published in 1996. The chain of title for the McDonald -Peavey property can be reconstructed from the deed registers at the Hennepin and Wright county courthouses. The property file in the office of the City Administrator contains an abstract of title for the property which includes the citations to the relevant courthouse records. The original Otsego townsite plat is archived at the Wright County Recorder's office in Buffalo. The Peavey property is depicted on the Otsego Township maps printed in the Plat Book of Wright County, Minnesota (Minneapolis: North West Pub. Co., 190 1) and Atlas and Farmers' Directory of Wright County, Minnesota (St. Paul: Webb Pub. Co., 1915), which are available on microfilm from the Minnesota Historical Society. The house and outbuildings are also visible on the air photos taken in 1957 by Mark Hurd Aerial Surveys, Inc., for the U.S.D.A. Conservation Stabilization Service, copies of which are in the Borchert Map Library at the University of Minnesota. The architectural history of the Gabled Ell house type and its relationship to the Upright - and -Wing family of folk house forms is discussed on pages 92-93 in Virginia and Lee McAlester's Field Guide to American Houses (New York: Knopf, 1984) and in National Register Bulletin 31, Surveying and Evaluating Vernacular Architecture (Washington: National Park Service, 1987). 8 McDonald — Peavey House, camera facing northeast. McDonald — Peavey House, camera facing west. ®�® mm� ��� ®mom NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners(c�nacplanning.com PLANNING REPORT TO: FROM: RE; REPORT DATE NAC FILE: BACKGROUND Otsego Planning Commission Laurie Shives / Daniel Licht Otsego — Long Haul Trucking; Building Expansion 14 October 2004 APPLICATION DATE: 1 October 2004 176.02 — 04.31 CITY FILE: 2004-55 Arrow Companies has submitted plans for a building expansion to the existing Long Haul Trucking facility located on Lot 2, Block 2, Otsego Industrial Park. The proposed 1,950 square foot expansion is to provide additional office space. The Comprehensive Plan guides the subject site for industrial use and it is zoned 1-2, General Industrial District. The expansion of the existing building to provide additional office space is subject to site and building plan review by the Planning Commission and City Council in accordance with Chapter 9 of the Zoning Ordinance. Exhibits: A. Site location B. Site Plan C. Building Elevations D. Floor plans ANALYSIS Building Design. The existing building exterior consists of a combination of rock faced block and metal wall panels. The proposed building materials for the addition are a rock faced block base with vinyl siding and a pitched roof. The proposed vinyl siding is not an allowed material for industrial buildings specified in Section 20-17-4 of the Zoning Ordinance. We recommend that aluminum siding be substituted for the proposed vinyl siding in order to conform to the requirements of the Zoning Ordinance. Lot Requirements. The table below outlines the lot requirements of the 1-2 District: Lot Area Lot Setbacks Building Width Front Side Rear Coverage Required 2ac. 200ft. 35ft 20ft. 65ft. 50% Proposed 6.3ac. 590ft. 250ft. 120ft. 180ft 6% The primary lot requirements effected by the proposed building expansion are the setback requirements to the east (side) and north (rear) lot lines and building coverage. As noted above, the proposed addition is within the allowed building envelope and the footprint of the overall building is less than 50 percent of the lot area. Off -Street Parking. Parking requirements evaluated as part of past site and building plan approvals stated the need for 38 off street parking stalls. As proposed, the new addition will cause removal of six spaces, which must be replaced. The addition itself requires 13 parking stalls, calculated as follows: Office Uses = 3 stalls + 1 stall / 200 sf. of net floor area 3 + (1,950sf. - 10%)/200sf. = 13 stalls The applicant will be required to stripe 51 off-street parking stalls with minimum dimensions of 9ft x 20ft. on the asphalt parking surface. Of these 51 stalls, three must be designed and designated as disability accessible stalls in accordance with ADA requirements. Landscaping. No landscape plan has been submitted. Landscaping for the proposed addition must be consistent with the existing landscaping on site and the landscaping requirements approved with past site and use approvals. Lighting. The submitted plans do not indicate installation of any addition exterior lighting fixtures with the expansion. Installation of any exterior light fixtures must conform to Section 20-16-10 of the Zoning Ordinance. Signs. The submitted plans do not illustrate any signs. Placement of any signs on the subject site must conform to Section 37 of the Zoning Ordinance and requires issuance of a sign permit prior to construction or placement of any sign on the property. Engineering Review. Grading and utility issues related to the proposed building expansion are subject to review and approval of the City Engineer. Trash Storage. Any trash containers or other refuse must be stored within the principal building or an enclosure consistent with the requirements of Section 20-16-15 of the Zoning Ordinance. Compliance with this requirement will be a condition for issuance of a certificate of occupancy for the proposed addition. RECOMMENDATION The proposed addition to the Long Haul Trucking building is generally consistent with the requirements of the Zoning Ordinance. Furthermore, the proposed addition attests to a growing business, which is in line with the goals of the Comprehensive Plan. Our office recommends approval of the proposed expansion as outlined below. POSSIBLE ACTIONS A. Motion to approve site and building plans for expansion of the Long Haul Trucking building, subject to the following conditions: The applicant must submit a revised overall site plan illustrating the proposed addition and provision of required parking. 2. Aluminum siding shall be substituted for the proposed vinyl material for consistency with the requirements of Section 20-17-4 of the Zoning Ordinance. 3. Additional landscaping shall be installed at the foundation of the proposed addition, subject to approval of City Staff. 4. Installation of any new signs shall comply with Chapter 37 of the Zoning Ordinance and require a sign permit prior to placement on the subject site. 5. Any exterior light fixtures installed in conjunction with the addition shall conform to Section 20-16-10 of the Zoning Ordinance. 6. All grading, utility, easement or access issues shall be subject to review and approval of the City Engineer. 7. Comments of other City Staff. B. Motion to deny the application based on a finding that the request is inconsistent with the Zoning Ordinance. C. Motion to table. C. Mike Robertson Judy Hudson Tim Rochel Andy MacArthur Ron Wagner John Daniels 133HS 0 11911M _ .0-.l a ../l 3WOS Nni I HA-Tl-� u i Tr l JNINO(12l1 f1VH ONO] woo�OVOs3aRn5/-13 �ivn-3 31111 103M` Jd LOLG-L6ti-f9L 3NOHd d2l0� NNVN30 ONV SUJ3ry81RLOXIHOHY SNOI1VA313 31111 DISM 0105 SONIN3d0 801831X3 I-IV HSV'13 V Nl(1V0 32lnlof SNIT -0-.1 - .h/t 31yos NOUVAITI 1Sb-� nnals JIISIX3 .0-.1 a .+/1 :3WOS NOUVA 11 1SIM s \❑ ❑ ❑ ❑ ❑ ❑ ❑ uro� �oou 32in1onN1S ONIISIX3 ga, �-- -------------------- ----------- _ , � oIt \ \ N .OL -,6 I Q U •lt-, .11-,b ,tl-,6 c I � I 30 N i I I �. I w v_ It U I I W m ' O O Jm J O I ao © ® I I z0 nvmud I I sve 1 , I Y � I ,• I u z w I tw' ✓< I I z0 i o0c c F i I I z 0 I� I I a-st w U Q� g I I p ® 1 I ¢a I �n I I 1• .Z-.Zt I a I N ® % I I I I c U i o f I ml u I z ®, ¢001$ I U -C Of \ w008 AdOO �--- ------------ S308nOS3a NVwnH II 3013JO ci w006 Oo0 ine S,83n180 HO1VdS10 woos Lr wooa S,N3wOM S,N3w ol wooa 7x314100 wooa NV3ae 301JJ0 ©p Hl S1aVd 30VaVO W W 0 0 W J t f;_K4 4._1 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners<a-nacplanning.com PLANNING REPORT TO: FROM: RE; REPORT DATE NAC FILE: BACKGROUND Otsego Planning Commission Laurie Shives / Daniel Licht Otsego — Long Haul Trucking; Building Expansion 14 October 2004 APPLICATION DATE: 1 October 2004 176.02 — 04.31 CITY FILE: 2004-55 Arrow Companies has submitted plans for a building expansion to the existing Long Haul Trucking facility located on Lot 2, Block 2, Otsego Industrial Park. The proposed 1,950 square foot expansion is to provide additional office space. The Comprehensive Plan guides the subject site for industrial use and it is zoned 1-2, General Industrial District. The expansion of the existing building to provide additional office space is subject to site and building plan review by the Planning Commission and City Council in accordance with Chapter 9 of the Zoning Ordinance. Exhibits: A. Site location B. Site Plan C. Building Elevations D. Floor plans ANALYSIS Building Design. The existing building exterior consists of a combination of rock faced block and metal wall panels. The proposed building materials for the addition are a rock faced block base with vinyl siding and a pitched roof. The proposed vinyl siding is not an allowed material for industrial buildings specified in Section 20-17-4 of the Zoning Ordinance. We recommend that aluminum siding be substituted for the proposed vinyl siding in order to conform to the requirements of the Zoning Ordinance. Lot Requirements. The table below outlines the lot requirements of the 1-2 District: Lot Area Lot Setbacks Building Width Front Side Rear coverage Required lac. 200ft. 35ft 20ft. 65ft. 50% Proposed_ 6.3ac. 590ft. 250ft. 120ft. 180ft 6% The primary lot requirements effected by the proposed building expansion are the setback requirements to the east (side) and north (rear) lot lines and building coverage. As noted above, the proposed addition is within the allowed building envelope and the footprint of the overall building is less than 50 percent of the lot area. Off -Street Parking. Parking requirements evaluated as part of past site and building plan approvals stated the need for 38 off street parking stalls. As proposed, the new addition will cause removal of six spaces, which must be replaced. The addition itself requires 13 parking stalls, calculated as follows: Office Uses = 3 stalls + 1 stall / 200 sf. of net floor area 3 + (1,950sf. - 10%)/200sf. = 13 stalls The applicant will be required to stripe 51 off-street parking stalls with minimum dimensions of 9ft x 20ft. on the asphalt parking surface. Of these 51 stalls, three must be designed and designated as disability accessible stalls in accordance with ADA requirements. Landscaping. No landscape plan has been submitted. Landscaping for the proposed addition must be consistent with the existing landscaping on site and the landscaping requirements approved with past site and use approvals. Lighting. The submitted plans do not indicate installation of any addition exterior lighting fixtures with the expansion. Installation of any exterior light fixtures must conform to Section 20-16-10 of the Zoning Ordinance. Signs. The submitted plans do not illustrate any signs. Placement of any signs on the subject site must conform to Section 37 of the Zoning Ordinance and requires issuance of a sign permit prior to construction or placement of any sign on the property. Engineering Review. Grading and utility issues related to the proposed building expansion are subject to review and approval of the City Engineer. Trash Storage. Any trash containers or other refuse must be stored within the principal building or an enclosure consistent with the requirements of Section 20-16-15 of the Zoning Ordinance. Compliance with this requirement will be a condition for issuance of a certificate of occupancy for the proposed addition. RECOMMENDATION The proposed addition to the Long Haul Trucking building is generally consistent with the requirements of the Zoning Ordinance. Furthermore, the proposed addition attests to a growing business, which is in line with the goals of the Comprehensive Plan. Our office recommends approval of the proposed expansion as outlined below. POSSIBLE ACTIONS A. Motion to approve site and building plans for expansion of the Long Haul Trucking building, subject to the following conditions: The applicant must submit a revised overall site plan illustrating the proposed addition and provision of required parking. 2. Aluminum siding shall be substituted for the proposed vinyl material for consistency with the requirements of Section 20-17-4 of the Zoning Ordinance. 3. Additional landscaping shall be installed at the foundation of the proposed addition, subject to approval of City Staff. 4. Installation of any new signs shall comply with Chapter 37 of the Zoning Ordinance and require a sign permit prior to placement on the subject site. 5. Any exterior light fixtures installed in conjunction with the addition shall conform to Section 20-16-10 of the Zoning Ordinance. 6. All grading, utility, easement or access issues shall be subject to review and approval of the City Engineer. 7. Comments of other City Staff. B. Motion to deny the application based on a finding that the request is inconsistent with the Zoning Ordinance. C. Motion to table. C1111111WI.=ne G' 4Ime , Judy Hudson Tim Rochel Andy MacArthur Ron Wagner John Daniels Clvinism _ ONINonal nnVH ONOI :311I1 i33r02id "LOLL X51 f9L 3NOHd -3 # 133HS SNOISIA36 NOIS3o a"v"sHu-4vN8 _TvU[IL33LiHOW a1Va sNouvn313 3111 133HS d�100 NOIS30 WnISLli3 .0-•L - .°/l =m'x SONIN3dO 801631X3 IIV HSVIJ V Nnnvo 0 LIBIHX3 Nn I I bn -� -1-1 I --I I nni.,� 3an10( ONU j ll; NOliVAAII 1Sb-� Dnals IIISIX3 .0—,1 - J/l TWOS NOUVAI�l 1S:IM S \. 1- z� ❑ ❑ ❑ ❑ ❑ ❑ C3 3an1Snas JNIISIX3 Y § m o I o I ©® OFFICE`.#I (E)o ¢ f O O�� sem` I I nos�xc w w0 3w 'I o m m of ENTRY -� o I O I ------------ ------------- „ ___ _____TMS ______i__� , 4•_4• - .0l- \ 43 2 1 _ 59-6• / § K m O m , name / • Ld 00 > O — - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - — - - i Uir r0 § 1 O K V) ,9-.L .9-,91 v a < 0 §© EL a 0 �J s -r sa w Of 0 O EXHIBIT D ELYSIUM DESIGN CORPSHEET TITLE: FLOOR PLAN A DATE: REVISIONS ARCHIIECNT MICHAEL. MNµD DESIGN _ SHEET PHONE: 763-497-7707 PROJECT TITLE: LONG HAUL TRUCKING E-MAIL: ELYSIUMDESOAOL.COM I 4 - --------------------------- / NOTE: ALL EXTERIOR WALL HEADERS \ / 1 TO BE DOUBLE 2X10 CONSTRUCTION \ 5 \ I 59'-9• \ I ,0-,9 ,0-ZL ,0-4Z - I r_____________ I ,0-,9 ,0,Z-,9 ,01-,1 ,Ot-,L ,Z -,f ,L1-, ,0l -,L 4-11 I I I OFFICE #4 c bf ® I wCONFERENCE OFF IQE �/3 I N ROOM Z 0 � b I I uj _I TORAGE rl�� __________ ______________ I .rna OFFICE #200 la0 ® on I ® I F ACCOUNTING Nk © § I v AREA i ENTRY Y § m o I o I ©® OFFICE`.#I (E)o ¢ f O O�� sem` I I nos�xc w w0 3w 'I o m m of ENTRY -� o I O I ------------ ------------- „ ___ _____TMS ______i__� , 4•_4• - .0l- \ 43 2 1 _ 59-6• / § K m O m , name / • Ld 00 > O — - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - — - - i Uir r0 § 1 O K V) ,9-.L .9-,91 v a < 0 §© EL a 0 �J s -r sa w Of 0 O EXHIBIT D ELYSIUM DESIGN CORPSHEET TITLE: FLOOR PLAN A DATE: REVISIONS ARCHIIECNT MICHAEL. MNµD DESIGN _ SHEET PHONE: 763-497-7707 PROJECT TITLE: LONG HAUL TRUCKING E-MAIL: ELYSIUMDESOAOL.COM I 4