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06-06-05 PCITEM 3.1 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners4nacplanning.com PLANNING REPORT TO: FROM: RE: REPORT DATE NAC FILE: BACKGROUND Otsego Planning Commission Daniel Licht, AICP Otsego — Twin City Bee Keeping; Site/Building Plan Review 11 May 2005 ACTION DATE: 25 June 2005 176.02 — 05.18 CITY FILE: 2005-27 Arrow Companies, on behalf of Twin City Beekeeping, Inc., has submitted site and building plans for development of Lot 1, Block 1 of the Otsego Commercial Park with a 15,000 square foot building to be occupied by a candle manufacturing business. The subject site, located at the southeast corner of CSAH 42 and 85th Street, is guided for office uses by the Comprehensive Plan and is zoned B -W, Business -Warehousing District. Section 20-9-3.A of the Zoning Ordinance requires that all commercial or industrial construction be subject to review by the Planning Commission and approval of the City Council. Furthermore, a conditional use permit is required to allow the proposed manufacturing use within a B -W District. Fxhihits- A. Site location B. Site Plan C. Building Elevation D. Building Floor plan E. Landscaping Plan F. Grading Plan. G. Utility Plan H. Lighting Plan ANALYSIS Use. The proposed use of the building will be for the manufacture and distribution of candles, as well as administrative office functions related to the business. Manufacturing uses within the B -W District are allowed by conditional use permit to be evaluated based upon (but not limited to) the criteria outlined in Section 20-4-21 of the Zoning Ordinance: The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment: The Comprehensive Plan guides the subject site for office type uses with the intent of providing employment opportunities within the City as well as daytime support for planned retail and service oriented uses to the north. Although the proposed use and building are more industrial in character, the objectives of the Comprehensive Plan are satisfied by allowance of such uses by conditional use permit within the 8-W District. 2. The proposed use's compatibility with present and future land uses of the area. Comment. The subject site is surrounded by the following existing/planned uses: Direction Land Use Plan Zoning Map Existing Use North Commercial A-1 District Farm East Office B -W District Otsego Commercial Park lots 2-5 South Office A-1 District Undeveloped Rural single family dwellings West M/HD R-6 District Stone ate Estates row townhomes The site is planned to be surrounded by uses similar or compatible with the proposed use upon development of land uses guided by the Comprehensive Plan. Interim measures to provide basic screening of the site, particularly the loading areas will address any short term compatibility issues. Compatibility with the townhouse uses west of the subject site are not an issue as CSAH 42 acts as a barrier creating greater physical separation. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment: The proposed use must and will conform to all applicable performance standards. 4. The proposed use's effect upon the area in which it is proposed. Comment: The proposed development adds employment opportunities to the City, expands tax base and provides daytime support to existing or planned retail service businesses in the immediate area, which are all positive effects. 2 5. The proposed use's impact upon property values of the area in which it is proposed. 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 proposed use is anticipated to generate traffic that is within the capacities of 85th Street and CSAH 42, which are the primary means of access to the site. 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 as it is within the range of uses anticipated by the Comprehensive Plan and Zoning Map for the subject site. Building Design. The proposed building is approximately 25 feet tall and constructed of rock face block materials on all four sides. Two colors are used in horizontal bands to provide variation in the appearance of the materials. The entrance to the building, on the west fagade (visible from CSAH 42), features an off -set EFIS structure with large windows to provide emphasis to this portion of the building. Windows are provided along the length of the west fagade on two levels and more sparingly on the other three sides. The proposed building meets the material requirements for structures within the B -W District established by Section 20-17-4.13.2 of the Zoning Ordinance. Landscaping. The applicant has submitted a landscape plan that provides for installation of trees along 85th Street and the west side of the parking area and at the north and west foundation of the building. Plantings should also be installed to the east of the east driveway to 85th Street extending back at least the length of the required front yard. Likewise, the foundation planting on the north side of the building should be extended the length of the building to the edge of the driveway. Lot Requirements. The table below illustrates the lot requirements of the B -W District relative to the proposed development: Min. Lot Min. Lot Setbacks Area Width CSAH 42 85 St. East South Required 2.Oac. 200ft. 65ft. 65ft. 20ft 20ft Proposed 2.7ac. 329ft. 195ft. 50ft. 34ft 225ft 3 The existing lot and proposed development meet applicable requirements of the B -W District, except for the front yard setback from 85th Street. This street is designated as a collector street by the Transportation Plan and thus requires a 65 foot setback versus the 50 foot setback required from local streets. One of the directives of the Comprehensive Plan is that the City is to consider amending the Zoning Ordinance to eliminate the increased setbacks to collector and arterial streets for commercial and industrial districts as these uses are not subject to adverse impacts that residential uses would be if located near major traffic corridors. Eliminating the increased setback for parcels abutting arterial and collector streets also increases efficiency in developing land for commercial and industrial uses. To address the setback issue, City staff will bring forward the necessary amendments to eliminate the reduced setback requirements in advance of this application. If the amendment is approved, specifically that applicable to the B -W District, prior to action on this application, a 50 foot setback will apply and the proposed development will be in compliance. Access. The subject site abuts CSAH 42 and 85th Street, with two accesses planned onto 85th Street. The locations of the access points are more than 60 feet from the CSAH 42/8 5th Street intersection and 10 feet from the easterly property line in accordance with the requirements of Section 20-21-4.1-1 of the Zoning Ordinance. The driveway entrances onto 85th Street measure 24 feet wide which is also consistent with the requirements of Section 20-21-4.1-1 of the Zoning Ordinance. Off -Street Parking. The table below provides an analysis of required parking based on Section 20-21-9 of the Zoning Ordinance: Use Gross Floor Area Net Calculation of Floor Area Stalls Required Required Stalls Office 2,700sf. 2,430 1 stall/200sf. 12 Warehouse 12,300sf. 11,070sf. 1 stall/1,000sf. 11 TOTAL 23 The site plan illustrates 33 off-street parking stalls, including two disability accessible stalls. The parking area is to be paved with asphalt surfacing and have perimeter concrete curb. The proposed off-street parking supply and design of the parking area are consistent with Zoning Ordinance requirements. The parking area must be striped in accordance with Section 20-21-4.H.13 of the Zoning Ordinance. Loading Areas. The site and building plans show two loading docks and a drive-in overhead door on the south side of the building. The loading areas do not face public rights-of-way, but do face existing residential uses to the southwest of the subject site. Although these parcels with existing residential use are guided for future office uses, some black hills spruce trees at 25 feet on center for screening along the southwest and south line of the parking/loading area surface must be provided as required by Section 20-22-5 of the Zoning Ordinance. 4 Site Lighting. The applicant has submitted a photometric plan to show the illumination pattern of all proposed light fixtures to be installed on the site. Section 20-16-10 of the Zoning Ordinance limits light cast to a lot line to not more than1.0 foot-candle and to an interior lot line to not more than 0.4 foot-candles. The photo metric plan shows compliance with these standards. The type of light fixture to be installed must be identified and must provide shielding for a 90 degree cut-off to cast light down. Signs. No plans for any free standing or walls signs have been submitted. Any proposed signs must conform to the requirements of Section 37 of the Zoning Ordinance and a sign permit is required prior to any construction of signs on the property. Trash. The site plan shows a trash enclosure abutting the south face of the building, but no plans have been submitted for construction of this structure. Section 20-16-15.13 of the Zoning Ordinance requires that the same or similar type of material as used for the principal structure be used for the trash enclosure, meaning rock -face block with integral color to match the abutting building. Plans for the trash enclosure are to be subject to review and approval of City staff. Grading Plans. The application includes plans for grading and drainage of the subject site. These plans are subject to review and approval of the City Engineer. Utility Plans. The proposed use will connect to existing municipal sanitary sewer and water services installed in 85th Street and stubbed to the property. The plans for the utilities are subject to review and approval of the City Engineer. Payment for applicable SAC/WAC fees will be determined by City staff and must be paid prior to issuance of a building permit. RECOMMENDATION The proposed development of Lot 1, Block 1 of the Otsego Business Park by Twin City Beekeeping is consistent with the objectives of the Comprehensive plan as well as applicable Zoning Ordinance requirements. Our office recommends approval of the application as outlined below. POSSIBLE ACTIONS A. Motion to approve a conditional use permit and site and building plans for Twin Cities Beekeeping, subject to the following conditions: 1. The most current site and building plans received to date and as may be modified below shall be a formal agreement between the developer and the City in accordance with Section 20-9-4 of the Zoning Ordinance. 2. The proposed use shall conform to the requirements of Section 16 of the Zoning Ordinance related to noise, odor or other emissions. 3. proposed building shall comply with the required front yard setback from 85th Street (as may be amended). 4. The landscaping plan shall be revised to: a. Provide plantings to the east of the east driveway the depth of the required front yard. b. Provide foundation plantings the length of the north fagade of the building. C. Provide black hills spruce trees at 25 feet on center along the southwest and south edge of the parking/loading area. 5. The parking area shall be striped in accordance with Section 20-21-4.H.13 of the Zoning Ordinance. 6. Signs shall conform to the requirements of Section 37 of the Zoning Ordinance and a sign permit is required prior to any construction of signs on the property. 7. Plans for the trash enclosure shall conform to the requirements of Section 20-16-15.6 of the Zoning Ordinance, subject to review and approval of City staff. 8. The comments and recommendations of the City Engineer memorandum dated 11 May 2005 are addressed, subject to approval of the City Engineer. 9. Applicable SAC/WAC fees for connection to sanitary sewer and water utilities will be determined by City staff and must be paid prior to issuance of a building permit. B. Motion to deny the request based on a finding that the application is inconsistent with the Comprehensive Plan and Zoning Ordinance. C. Motion to table. C. Mike Robertson, City Administrator Judy Hudson, City Clerk/Zoning Administrator Andy MacArthur, City Attorney Ron Wagner, City Engineer Kevin Youngberg, Twin City Beekeeping, Inc. Steve Fisher, Arrow Companies 6 Q J CL Q I LL_ O I 248.81 ix cip 2 �-L W z Rs� w -J = a n II � M C4 a s 0 x ' L 0 C �ja U ED E� r mn 2 34249 248.81 ARROW CONSTRUCTION T TWIN CITY NORTH BEEKEEPING o^ m so PROPSED BUILDING I YII 1� OTSEGO, MN WALE IN FEET RIM ASSOCIATES SITE PLAN GENERAL NOTES � iLGII Mohagnn Hans n arnl.�lwr .;-,I..e'"� ... _...,.. ter.....,.- ._..., e. EXHIBIT B ,'LAN 1 (-2-1 ol �1 WEST ELEVATION _ NORTH ELEVATION w-,-mTi -- ---- ---- I iL -m:f: M, 1111,11 EAST ELEVATION @ WH ELEVATRNd -- O CM 1 05 C6) EXHIBIT C m Q - n� nB lc) noaYa 4- p Ik Ir FLOOR PLAN . '-0- EXHIBIT D ARROW COMPANIES TWIN CITY BEEKEEPING PROPOSED BUILDING OTSEGO, MN M.h.W Hanan R acn mayILHTL FLOOR PLAN CITY SUBMITTAL (J) A2.0 tjpi i e �II ial FLOOR PLAN . '-0- EXHIBIT D ARROW COMPANIES TWIN CITY BEEKEEPING PROPOSED BUILDING OTSEGO, MN M.h.W Hanan R acn mayILHTL FLOOR PLAN CITY SUBMITTAL (J) A2.0 393.01 NO'20'20"E ---t_ _ _ IU_.�.A.H. No. 42) PARRISH AVE. 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I, 1 1 I I \ 1 Mohagen MM■ Hans n MU I i I I I 1 I ' / 1 l i 1 1 it i 1 X11 \ 1 1 v\ \ i 1 1 �•.+ w Is6 o.eell \\\, C� �/) \ ` .;'860— — — — ( esa --- 11 1 1 GRADING, DRAINAGE, & EROSION EXHIBIT F CONTROL PLAN ARROW CONSTRUCTION NORTH TWIN CITY BEEKEEPING 0 ]0 60 PROPSED BUILDING SCAU IN FEET OTSEGO, MN 1 GRADING, DRAINAGE& EROSI(MCONTR(X NOTES ASSOCIATES Mohagen MM■ Hans n MU GRADING, DRAINAGE, & EROSION EXHIBIT F CONTROL PLAN C i ro EXHIBIT G UTILITY PLAN ARROW CONSTRUCTION .-26 NokTN TWIN CITY 0 eU BEEKEEPING �au I y .. S IN Yl" PROPSED BUILDING Au OTSEGO. MN UTILITY PLAN GTNLRAL NOTES ASSOCIATES Mohagen nnecww y � - w Nxrm, EXHIBIT G UTILITY PLAN �. 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Date: May 11, 2005 Re: Twin City Bee Keeping We have reviewed the Preliminary Plans, dated 5/26/05, for the above -referenced project and would offer the following comments: The drawings shall be revised to show all existing utilities within 150' of the site. 2. Drainage and utility easements shall be shown. Currently, there is no perimeter drainage and utility easement shown. The grading plan depicts filling of a significant portion of the existing sedimentation basin on the property. This may be an issue as it reduces the volume of the pond. 4. A hydrology report must be submitted to determine the impacts of the proposed filling of the sedimentation basin. 5. Currently, there is not a skimmer structure at the outlet of the pond. A skimmer structure is required. 6. The NWL and 2 -Year, 10 -Year and 100 -Year HWL shall be shown for the sedimentation basin. 7. Storm sewer calculations shall be submitted for review. 8. An additional hydrant will be required to meet the 300' hydrant spacing requirement. Page I of 1 \\Ha01\Shared Doc s\Municipal\Aotsego22xx\2500\2005\ot2500hmccTCBeeKeeping.doc ITEM 3-2 NORTHWEST ASSOCIATED CONSULTANTS, INC. PF4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners�a�nacplanning.com PLANNING REPORT TO: FROM: RE: REPORT DATE NAC FILE: BACKGROUND Otsego Mayor and City Council Daniel Licht, AICP Otsego — Kolles/Dare; Commercial PUD Concept Plan 26 May 2005 ACTION DATE: 17 July 2005 176.02 - 05.16 Terra Development Inc., on behalf of Appella Group LLC, has submitted a PUD General Concept Plan for a 535,000 square foot commercial development on approximately 90 acres located generally northeast of CSAH 42 and 85th Street. The proposed development would consist of a mix of general retail, service, office and restaurant uses within multiple principal buildings. The developer proposes unique site design, public improvements and architectural controls requiring implementation through establishment of a PUD, Planned Unit Development District. The submission of a PUD General Concept Plan is the first step in a two step process intended to provide the developer direction that their proposed project is generally consistent with the intent of the City's Comprehensive Plan and development regulations. The PUD General Concept Plan will also serve to define the anticipated scope of the project for required environmental review studies. Exhibits: A. PUD General Concept Stage Booklet dated 17 May 2005 (by reference) ANALYSIS Comprehensive Plan. The Comprehensive Plan guides the majority of the site for general commercial uses as part of the City's primary commercial center focused at the interchange of TH 101 and CSAH 39. The area designated as Blocks 8 and 9 on the concept plan south of 85th Street are guided for office uses by the Comprehensive Plan. The City's goals for this area is development of a wide range of retail, service and office uses supported by local patrons to the west within existing and planned residential neighborhoods, in-place employees from commercial and office uses planned along the TH 101 corridor and transient patrons from TH 101. The General Concept Plan is consistent with these goals in terms of both its intended land uses and site design. The site design for the project is particularly well done in that it presents an attractive front to TH 101, to CSAH 42 and internal to the development. The design enhances community character and identity for both local residents and pass -by traffic along TH 101. Furthermore, the General Concept Plan describes the use of Traditional Neighborhood Development (TND) principles to promote a high amenity, compact retail service area that is to be at the core of the Kolles-Dare project. Zoning. Uses proposed to locate within the development have only been identified generally at this stage. As with other commercial developments within the City that have been implemented under a PUD District, we would recommend that the allowed uses within most of this project would be the same as allowed in the City's B-3, General Business District. The B-3 District allows for the most comprehensive range of potential businesses and is specifically intended to provide for commercial centers oriented to both local and regional businesses. The only exception to the B-3 District uses would be development of Blocks 8 and 9, which are in an area guided for office uses by the Comprehensive Plan. These parcels would be designated to develop with uses as allowed by the B -W, Business Warehousing District. WS District. The eastern portion of the subject site is within Subdistrict B of the Wild, Scenic and Recreational River Overlay District. Subdistrict B allows for development of the full range of urban land uses including those proposed on the General Concept Plan because the subdistrict is separated from the Mississippi River by TH 101. The only requirement of the subdistrict is that development adheres to Best Management Practices for stormwater management, which is required of all developments within the City. Environmental Review. The acreage being converted from agriculture to urban land use as well as the amount of commercial floor area triggers a mandatory environmental review. The applicant has proposed undertaking an Alternative Urban Areawide Review (AUAR) process to assess the potential impacts to land use, traffic, stormwater management, wildlife, wetlands, air/noise pollution, public services, etc, that could occur as a result of the development of the subject site and surrounding properties guided for similar uses. The AUAR will consider the potential impacts for development of the entire commercial area between CSAH 39, CSAH 42 and TH 101. City staff has drafted a letter to all area property owners to notify them that their properties are being considered as part of this study and to contact the City with any questions. The developer will prepare the AUAR document, which is subject to City staff approval prior to publication for review and comment. During the required public comment period, the Planning Commission will hold a public hearing. Following the public hearing and public comment period, the City 2 Council must make findings as to the potential for environmental effects resulting from the project and adopt the implementation measures outlined by the final AUAR. Surrounding Land Uses. The table below illustrates existing and planned land uses surrounding the subject site. The proposed General Concept Plan is consistent and compatible with existing and planned adjacent land uses. Direction I Land Use Plan Zoning Map Existing Use North Commercial B-3 District Bank/Vacant Institutional INS District Church East NA NA TH 101 South Office B -W District Twin City Bee Keeping Mini Storage A-1 District Undeveloped Rural Single Family West Commercial A-1 District Lefebvre Farmstead Rural Sin le Famil Building Design. No conceptual building elevations have been submitted with this application, but the General Concept Plan does emphasize high quality architecture as a guiding principal. The expectation is that this goal is to be realized through development of architectural guidelines that would be applied through the PUD District to the project. To this end, we would encourage the developer to consider architectural forms drawn from the City's prairie heritage typified by existing buildings such as the Blackwoods restaurant, Nathe 101 Garden Center, Otsego Elementary School and even the City's two wastewater treatment plant buildings to create a unique sense of place distinct from other suburban retail centers. The PUD District design guidelines must be submitted with a PUD Development Stage Plan. Landscaping. The concept plan illustrates generalized boulevard plantings along streets and within parking areas. The plan does not identify plantings along CSAH 42, which should be added. The PUD Development Stage Plan for the project and any construction of any of the sites within the project must include a detailed landscape plan specifying the type, size, quantities and location of all plantings to be installed along the public corridors, within parking areas and at the building foundations. Access. The subject is accessed from CSAH 42 from existing 88th Street and 85th Street. The General Concept Plan proposes additional accesses to CSAH 42 at 86th Street and 87th Street. Full intersections would be planned to occur at 85th Street and 87th Street based on Wright County spacing guidelines set forth in the Northeast Wright County Transportation Plan. Access at 86tTi Street and 88th Street may be anticipated to be limited to right-in/right-out in the future. The applicant will prepare a transportation study as part of the AUAR and preliminary plat process to fully evaluate the effects and timing of effects of the development onto existing roadways and determine required improvements. 3 Wright County has reviewed preliminary plans for the development and provided comment that CSAH 42 will be required to be upgraded to a four land urban roadway from 85th Street to CSAH 39 as a condition of County plat approval. The responsibility for undertaking this project and its costs is an issue of on-going discussion between City staff and the developer. The City will likely need to take action to acquire right-of-way from the properties west of CSAH 42 for the project. Also, the timing for the need to signalize the intersections of 85th Street and 87th Street at CSAH 42 will be subject to further review. All of the streets except those within Block 4 are intended to be public streets. Further discussion of the proposed parkway and boulevard streets are required to ensure that their design is consistent with City standards and capabilities of the Public Works Department to maintain them. Street names within the subject site must be revised to conform to the Wright County grid. Lot Requirements. The concept plan promotes a mix of commercial land uses with big box users located on the east portion of the site along TH 101 with a more compact urban form at the center of the project. Similar small-scale satellite buildings are located at the perimeter of Blocks 1, 2, 3 and 5. Development of the commercial core as shown on the concept plan will require flexibility from the standard lot area, lot width and setback requirements of the B-3 District. Flexibility to allow building forward designs to create a more compact aesthetic to the development has been allowed in other commercial developments in the City and is appropriate here. The only expectation beyond what is shown on the General Concept Plan is that the uses adjacent to CSAH 42 be setback at least 30 feet and that the big box uses to be constructed on Blocks 6 through 9 also meet standard setback requirements due to the scale and more suburban form of these structures. Off -Street Parking. The table below illustrates the balance between required parking and proposed parking identified as part of the General Concept Plan. Blocks 1, 2, 8 and 9 are not listed as no uses have been identified for these parcels at this time. Blk Use Calculation Gross Sf. Net Sf. Req. Stalls Stalls Provided Net Stalls Off- Street On- street 3 Retail 1 stall / 250sf. 33280 29952 135 371 110 -113 Office 1 stall / 200sf. 67000 60300 302 Restaurant 1 stall/40sf. Dining 1 stall/80sf. Kitchen 8320 7488 157 4 Retail 1 stall / 250sf. 20944 18850 85 33 53 -216 Office 1 stall / 200sf. 26180 23562 118 Restaurant 1 stall/40sf. Dining 1 stall/80sf. Kitchen 5236 4712 99 5 Retail 1 stall / 250sf. 34104 30694 138 432 110 +63 Office 1 stall/ 200sf. 40000 36000 180 Restaurant 1stall/40sf. Dining 1 stall/80sf. Kitchen 8526 7673 161 6 Retail 1 stall / 250sf. 144600 130140 521 651 0 +130 7 Retail 1 stall / 250sf. 146800 132120 528 662 0 +134 TOTAL 2424 2148 273 -3 11 This preliminary analysis shows that the proposed parking supply is generally consistent with Zoning Ordinance requirements through the combination of off-street and on -street parking stalls. In the TND central core, there is a deficit of 266 stalls, which is 19.3 percent of the required parking for these three blocks. The oversupply of parking for the big box users on Blocks 6 and 7 fronting TH 101, which are within walking distance of the buildings with a parking shortage, offset the deficit in the most general terms. Also to be considered in relation to the estimates for required parking is business interchange. Business interchange is the concept that a patron of one of the stores in a commercial center such as this will frequent more than one store, office or restaurant accounting for several trips but utilizing only one parking stall. Further support for the business interchange concept is the mix of uses proposed. During daytime hours it is the in-place office employees that are most likely to patronize the store, thus not creating the need for additional parking. In off -business hours, most of the stalls occupied by the office employees will be vacated creating parking supply for residents to shop at the stores or eat at the restaurants. The concept plan identifies approximately 11 percent of the overall number of required parking stalls and approximately 19 percent of the parking required in the TND core to be on -street stalls. The Zoning Ordinance would typically not allow on -street parking to be counted towards the requirements for the number of stalls to be provided. This requirement is based on the typical suburban development model of a standalone single tenant, strip center or office building. The more compact urban form of the proposed TND central core better integrates the proposed uses with building locations, vehicle and pedestrian access and the parking supply for a highly functional development. Also, City commercial streets typically do not include on street parking stalls. Promotion of this efficient land pattern and minimization of hard surfacing through utilization of on -street parking stalls to meet parking requirements as part of the project is consistent with the City's goals and policies. Loading. Provision for loading into the commercial buildings is not well defined at a concept plan stage. The big box users of Lots 6 and 7 may be anticipated to have traditional loading docks that must be heavily screened from view of the public right-of- way or adjacent lots. The other commercial buildings likely will likely occur through the front door from a truck in the parking lot. To this end, the PUD Development Stage Plan for the project must illustrate tractor -trailer turning radii with access to each of the buildings. Grading. The developer has submitted a preliminary grading plan for General Concept Plan following discussions with the City Engineer. Required ponds will be extended east -west along the central boulevard street, through the core retail area and terminating in a large basin adjacent to TH 101. The developer intends to provide a plaza and opportunities for outdoor seating adjacent to the ponds to enhance their amenity value. Specific landscape plans will be required for areas surrounding the ponds to ensure appropriate plantings that can survive in conditions occurring at or above the OHWM of the ponds. Much of the eastern portion of the site is within the 100 -year flood plain. The grading plan must provide for building pads at least 18 inches above the flood plain elevation and off-street parking may not be more than two feet below the floodplain elevation. The conceptual grading plan exceeds these requirements. All grading issues are subject to review and approval of the City Engineer. Utilities. A conceptual utility plan has been submitted to indicate the feasibility of sanitary sewer and water service for the uses shown on the General Concept Plan. The proposed utilities will connect to existing trunk facilities in CSAH 42 and 88th Street and extend them through the property for future connections to the south. With expansion of the City's East WWTP to 1.0 Million gallons per day of treatment capacity, the proposed development can be serviced. All utility issues are subject to review and approval by the City Engineer. Park and Trail Dedication. Section 21-7-18 of the Subdivision Ordinance requires dedication of land or payment of a cash fee in lieu of land for park and trail facilities within all proposed subdivisions. The Future Park and Trail Plan does not identify any park facilities within the subject site, although trails are shown along major streets. Park dedication would be anticipated to be satisfied as a cash fee in lieu of land in effect at the time of final plat approval (currently $7,000.00/gross acre) with credits for construction of trails as well as other possible public amenities within the project. Exception Parcel. There is an exception parcel to the concept plan at the southwest corner of CSAH 42 and 88th Street that is owned by the applicant with the balance of the property. This parcel was previously platted as part of the MRD Commercial Addition. In order to allow advanced development of this parcel, the applicant has not included the site within the PUD concept plan and the parcel will not be subject to the AUAR process. The applicant states that they will develop the exception site within the intended character and to the same standards as the balance of the proposed PUD District. The potential affects of developing the subject site for urban commercial uses will also be accounted for by the AUAR as part of the broader study area. RECOMMENDATION The proposed General Concept Plan for a 535,000 square foot commercial development located within the City's primary commercial core is very well conceived and consistent with Otsego's objectives for this area. The General Concept Plan provides for a mix of uses, land forms and aesthetic amenities that take advantage of and strengthen this site's unique orientation to both local and regional markets. We are pleased to recommend approval of the PUD General Concept Plan as outlined below and look forward to continuing work with the developer through the environmental review and PUD Development Stage Plan processes, subject to comments by other City staff. m POSSIBLE ACTIONS A. Motion to approve a PUD General Concept Plan subject to the following conditions: 1. Approval of the General Concept Plan shall not be binding upon the City for any future approvals related to the proposed development. Implementation of the uses shown on the concept plan shall require request for and approval of the following applications as set forth by the Zoning and Subdivision Ordinances: a. Rezoning to PUD District and approval of a PUD Development Stage Plan. b. Preliminary plat. C. Final plat. 2. The developer shall prepare an AUAR, subject to review and approval by City staff prior to publication, to be processed in accordance with Minnesota Rules Sec. 4410.3600. 3. PUD Building and site design guidelines shall be prepared and submitted with an application for approval of a PUD Development Stage Plan. 4. Any subsequent PUD Development Stage Plan for the overall site or individual blocks within the project shall include a detailed landscape plan specifying the type, size, quantities and location of all perimeter, parking/site area and building foundation plantings. 5. Required improvements, right-of-way and access to CSAH 42 shall be subject to review and approval of Wright County and the City Engineer based on submission of a transportation study to be prepared by the developer. 6. All street section designs within the proposed development shall be subject to approval by the City Engineer and named in accordance with the Wright County grid. 7. Lot requirements for sites within the project shall be subject to review as part of a PUD Development Stage application and the following specific conditions: a. All structures shall be setback at least 30 feet from the right-of-way of CSAH 42. b. Development of principal structures larger than 30,000 square feet on Blocks 6 through 9 shall be subject to the standard setbacks of the B-3 District. 7 9. All grading and utility issues shall be subject to review and approval by the City Engineer. 10. Park and trail dedication requirements shall be satisfied as a cash fee in lieu of land in effect at the time of final plat approval with credits granted for improvements dedicated or accessible to the public as approved by the Parks and Recreation Committee and approval of the City Council. B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan and Zoning Ordinance. C. Motion to table. C. Mike Robertson, City Administrator Judy Hudson, City Clerk/Zoning Administrator Ron Wagner, City Engineer Andy MacArthur, City Attorney Roger Stradal, DNR Tom Brown, applicant Daniel Green, applicant :InHakanson 30 Anderson 3601 Thurston Avenue, Anoka, MN 55303 Assoc., Inc. Phone: 763/427-5860 Fax: 763/427-0520 r�jI i 11 MEMORANDUM To: Honorable Mayor and City Council From: Ronald J. 'Wagner, P.E., Otsego City Engineer CC: Dan Licht, NAC Mike Robertson, City Administrator Judy Hudson, City Clerk Date: June 2, 2005 Re: Concept Plan — Kolles/Dare HAA Project No. OT2296 We have reviewed the above referenced Concept Plan and have the following comments: STREETS We would suggest using the County grid for naming of streets for public safety issues (911 responders). 2. The typical section (Standard Plat # 103) for commercial street is attached. 80' of right-of-way is shown. Plate 103 variations to the typical section may be considered as part of this PUD. Additional maintenance the narrower and more "quaint" streets and associated parking areas (parallel or diagonal) create must be taken into consideration. Different equipment than the city currently uses may be required to properly clear snow. OVERALL GRADING The site has a large portion below the 100 year event. This area is considered flood plain and can be filled. In order to satisfy lending agencies and insurance agencies, a "letter of map revision" removing areas from flood plain will be required. The grading plan depicts building pads, parking lots and roads at acceptable elevations. We have no comment on the grading at this preliminary stage. WATER 1. Providing the site with water will not be an issue. Currently a large trunk water main is along the east side of the CSAR 42. Also a trunk loop under TH 101 will connect to the east end of 88t" Street as part of Otsego Waterfront East. An additional well Page 1 of 2 MaWShared Does\Miinicipal\Aatsege22xx122P61ot2296hmccmemo.doc has been added in 2004. One item the Council should keep in mind is the current 400,000 gallon east water tower is begi�u-iing to be taxed as far as fire protection volume. A new water tower on the east side should be considered in the near future. 2. All water lines must be 12" ductile iron. Looping and locations of waterlines as depicted appears adequate. Valves and hydrants will be reviewed in greater detail during preliminary and final plat. Hydrants must be spaced to provide not more than 250' radius coverage. SEWER 1. With the expansion of the wastewater treatment plant to 1,000,000 GPD, there is no issue with available capacity at this time, 2. The concept locations, depths and direction of sewer lines appear adequate. STORM WATER 1. Storm water pond if used as features must be lined due to highly permeable sand and gravel. This was stated to be their intentions in the report. 2. The elevations of the ponds and the generally flat topography of the site give some concern with the amount of availabl' storage volume. Without reviewing the hydrology calculations it is impossible ;to say the storm ponds are adequate. During preliminary and final plat stages further review will be required. 3. Easement for the ditch to Lefevre Creek will be required and Mn/DOT will not allow any flow into the TH 101 ditch. In general the Concept Plan appears to meet Otsego Standards with the exception of streets, which will warrant special consideration under the �UD status, Page 2 of 2 \\Ha01\shared Docs\Municipal\Aotiago222xx\2296\ot22961imccmemo.doc Hakanson Anderson Assoc., Inc. ITEM 3.3 NORTHWEST ASSOCIATED CONSULTANTS, INC. . 4800 Olson Memorial Highway, Suite 202, Golden Valley, MPI 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners(a,nacplanning.com PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht, AICP RE: Otsego — Riverview Daycare; CUP/Septic Variance REPORT DATE: 27 May 2005 ACTION DATE: 15 July 2005 NAC FILE: 176.02 — 05.12 BACKGROUND Landcor Companies has submitted an application to establish a daycare use for 159 children within the existing 7,800 square foot one story building located on Lot 1, Block 1 Mississippi Shores 8th Addition. The subject site is located northwest of CSAH 39 and CSAH 42. The subject site is within the east sanitary sewer district and guided for commercial land use. The property is currently zoned B-3, General Business District which allows for commercial daycares as a conditional use. The subject site was previously occupied by Rainbow Daycare, but the use of the site was terminated and approval of a CUP is required to reestablish a daycare within the building. The applicant is also requesting consideration of a variance from the City's on-site septic system code to allow use of holding tanks as an interim measure until a pending City project to extend utilities is approved by the City Council. Exhibits: A. Site location B. Site Plan C. Proposed Building Elevation ANALYSIS Conditional Use. Section 20-30-2 of the Zoning Ordinance establishes daycare facilities as an allowed conditional use within all business districts and the INS, Institutional District. Allowance of a daycare use is subject to the performance standards outlined by Section 20-30-5 of the Zoning Ordinance addressed in subsequent paragraphs. Furthermore, an application for a conditional use permit is to be evaluated based upon (but not limited to) the criteria established by Section 20-4-2.F of the Zoning Ordinance: 1. 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. Building Design. The existing building is a one-story structure with a flat roof and metal siding. The applicant is proposing to upgrade the appearance of the building with a new metal fascia for the upper section of the building and two tone brick facing for the balance of the building. The changes proposed to the exterior of the building are a substantial upgrade that brings the existing building closer to conformance with Section 20-17-4.13.1 of the Zoning Ordinance. Lot Requirements. The table below identifies the lot requirements of the B-3 District: Min. Min. Lot Area Lot Width Setbacks Front Side Rear E W Parkin Street I Side Required 1ac. 200ft. 35ft. 1Oft. 35ft. 20ft. 1Oft. 5ft. Existing 21 Oft. 70ft. 20ft. 80ft. 240ft. Oft. 7ft. The proposed site plan generally conforms to applicable lot requirements. The applicant's planned improvements of the parking area do encroach into existing public right-of-way based on the assumption that the City project to extend utilities and vacate 2 the right-of-way after improving the roadway as a private drive will move ahead. Until the City Council takes action to vacate the right-of-way, no improvement to the parking area may occur in or within 10 feet of the current lot line. Utilities. The previous owner/tenant of the building ceased operations in part due to the existing on-site septic system failing and uncertainty as to the extension of municipal utilities. The City Council is considering a project that would extend sanitary sewer and water services to the subject site but the project has been delayed by area property owners being unable to agree as to the scope of the project. The City Council approved plans and specifications for the project and authorized seeking bids for construction at their meeting on 23 May 2005. The City Council expects to award a contract for the project at their meeting on 27 June 2005. Section 4-3-8.D of the City Code requires that use failing septic systems presenting an immediate threat to the natural environment of public health and safety be discontinued within three months of notice from the City. This three month period has now lapsed and sanitary sewer service for the building must be re-established in accordance with the provisions of the City Code either by connection to sanitary sewer, installation of a standard septic system or approval of an alternative system. To allow occupancy of the building in advance of the proposed City project, the applicant has suggested that the existing septic tanks be used as holding tanks that are to be pumped daily Section 4-3-9 of the City Code requires City Council approval of a variance for use of holding tanks in place of a standard on-site septic system. A property owner has no entitlement to approval of holding tanks for sewage disposal in accordance with Section 4-3-9.E of the City Code and Section 4-3-12.A of the City Code specifically requires connection to sanitary sewer systems when available to a property upon application for a ISTS permit or failure of an existing septic system serving the property. Holding tanks have only been approved for use in two situations for properties within the sanitary sewer district developed with commercial or industrial buildings having low sewage flows and when extension of sanitary sewer service could not be reliably anticipated. Sanitary sewer pipes are within 700 feet of the subject site and the City Council is considering approval of a project to extend sanitary sewer to the subject site. As such, the applicant's request meets neither of these criteria and City staff does not support the long-term use of holding tanks. City staff does support use of holding tanks as an interim measure at the applicant's full cost in addition their pending assessments for the public improvement project between the period when the project to extend sanitary sewer has been approved and completion of construction. Use of the existing septic system for this purpose or in any form cannot be allowed under the City Code and Minnesota Rules 7080 due to the threat to public health and safety. A plan for interim alternative sewage disposal must be submitted for review and approval by the City Engineer. Even if such a plan is submitted, we would recommend the City Council not take action to approve the interim alternative septic system until after the contract for the Mississippi Shores project has been awarded. Again, this is likely to occur at the City Council meeting on 27 June 2005. Parking/Loading. The site plan illustrates 45 parking stalls. However, all or a portion of 17 of these stalls or the drive aisle required to access them are within the existing public right-of-way based on anticipated vacation of the street following completion of the Mississippi Shores project. These stalls cannot be counted towards meeting the required number of stalls prior to vacation of the public right-of-way. Until the City Council vacates the existing right-of-way, the site plan provides only 27 parking stalls. There are 22 parking stalls within the existing parking lot. The site plan also does not indicate provision of disability accessible stalls which must be provided near the building entrance with a van accessibility aisle. Section 20-21-9 of the Zoning Ordinance requires that daycare facilities provide one off- street parking stall per four persons of licensed capacity. Based on a State license for 159 children, 40 parking stalls are required. To address the interim period between the existing 22 stalls and construction of the proposed 45 stalls, we recommend the applicant secure employee parking off-site at one of the other properties within the Mississippi Shores development. Each of the other sites within the area have an oversupply of parking that could accommodate employees of the proposed daycare on a temporary basis during construction. Section 20-30-5.E.1 of the Zoning Ordinance also requires that any off-street parking for a daycare use be separate from any outdoor play area. The proposed parking is to be located on the south side of the building, whereas there is a fenced outdoor play area on the north side of the building. The site plan does illustrate a future driveway extending around the west side of the building to the rear of the lot. This driveway comes right up to the play area and we would recommend that the play area be reconfigured to provide at least a five foot setback at such time as the driveway may be extended. Signage. The submitted building elevation illustrates installation of a new wall sign and freestanding sign. No scaled plans for these signs or a site plan showing the location of the freestanding sign has been submitted. No signs may be placed on the property until all required information has been submitted and a sign permit issued for compliance with Chapter 37 of the Zoning Ordinance. State Requirements. Daycare facilities are subject to State licensing requirements. As a condition of CUP approval, the operator of the daycare is required to conform to all applicable state requirements and maintain their license with the State. RECOMMENDATION The CUP application for Riverview Daycare requires further action by the City Council regarding the extension of sanitary sewer and vacation of existing right-of-way to be compliant with applicable provisions of the Otsego City Code and Zoning Ordinance. Given that the decision to award the Mississippi Shores project lies with the City Council, we do recommend that the Planning Commission act in the affirmative on the applications as outlined below. 4 However, we suggest that upon receipt of the recommendations from the Planning Commission, the City Council delay action on the interim alternative septic system until after the public project extending sanitary sewer and water utilities to the subject site has been awarded. The City Council is not required to act upon the request until 15 July 2005 based on Minnesota Statues 15.99. The applicant should also be required to secure temporary off-site parking for employees to ensure adequate supply based on Zoning Ordinance requirements during the City construction project and improvement of the site. POSSIBLE ACTIONS Decision 1 — Septic System A. Motion to approve an alternative septic system for Riverview Daycare subject to the following conditions: A plan for interim holding tanks for sewage treatment shall be submitted. The design and capacity of the holding tanks and frequency at which they are to be emptied shall be subject to approval by the City Engineer. 2. Use of the holding tanks shall be discontinued upon extension of sanitary sewer service to the property and the property shall immediately connect to municipal utilities. 3. The applicant shall enter into a development contract agreeing that allowing the use of holding tanks is an interim measure and that nothing shall limit the City's ability to special assess, levy a SAC or otherwise bill the property for the availability of municipal sanitary sewer and the associated public improvements. B. Motion to deny the request for an alternative septic system based on the following findings: The City Council is considering a public project to immediately extend municipal sanitary sewer to the property; and, 2. Section 4-3-9.E of the City Code states that no property owner has a right to approval of an alternative septic system; and, 3. No plans or specifications for the alternative septic system have been submitted by the applicant in support of the request. C. Motion to table. Decision 2- Conditional Use Permit A. Motion to approve a conditional use permit for Riverview Daycare, subject to the following conditions: Sewage treatment facilities shall be provided subject to conformance with the Otsego City Code and approval of the City Engineer. 2. The applicant shall secure temporary use of off-site parking facilities within the Mississippi Shores subdivision to provide for the number of off-street parking stalls required by Section 20-21-9 of the Zoning Ordinance until such time as the pending City improvement project and site improvements are completed. 3. All signs shall conform to the provisions of Chapter 37 of the Zoning Ordinance and shall require issuance of a sign permit by the City prior to installation on the property. 4. The structure and operation of the daycare use shall be in full compliance with all applicable requirements of the State of Minnesota and be licensed accordingly as required by Section 20-30-5.H of the Zoning Ordinance. B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan and City Code: The application does not provide for adequate sanitary sewer facilities to accommodate the proposed use in accordance with the City Code; and, 2. The submitted site plan does not conform to required number of off-street parking stalls and/or setbacks for parking areas established by Section 20- 21-6.0 of the Zoning Ordinance. C. Mike Robertson, City Administrator Judy Hudson, City Clerk/Zoning Administrator Andy MacArthur, City Attorney Ron Wagner, City Engineer Bob Fields, applicant John Brickley, applicant 0 } Q \ 8 7 U�N� /^ i p0I,4 / OV ON / MISSISSIPPI SHORES 6TH / —_- -- ADDITION ;' :103ilHoav / LOT 1 ; W BLOCK 1 3 w W� OOZ n K¢O�� i i- ________--______�� OUmo .Y7 :H3dOl3A30 ------------ — i :SNOISIA3a / f- — — — — — — — — — — RAINBOW DAYCARE I DOS11NO 1 s1 91111Dm i 1 THE OTSEGO TOWN O _______ I SQUARE BLDG. I � I I I 1 A` I I I 111 I L I I UJ Q I _ < cn O W NORTH RIGHT-OF-WAY UNE OF SERVICE ROAD Q Z I SERVICE ROAD R I 0� —j —( NORTH RIGHT-OF-WAY UNE OF 90TH ST. NE m 90TH. N.E _WP _ COUNTY ROAD 39 Q lJL — -SOUTH UNE OF THE SW 1/1 OF THE SE 1/4, SEC. 15, T127, RNC 23 _ — - — - — - — n/ W L1.. SITE PLANA r=L=rl r-� 0 30 60 100' NORTH A SCALE: 1" = 30'-0" MEMORANDUM To: Mike Robertson, Admin From: Ronald J. Wagner, PE Date, May 25, 2005 Re: Riverview Daycare, Lot 1 Block 1 Mississippi Shores 7th Addition Upon review of the Site Plan "A" proposed by Landcor Companies we have the following comments: 1. The title block be revised to read "Riverview Daycare Site, Otsego, Minnesota". 2. Show the existing well and septic system locations. 3. The existing on, -site septic system is has failed and for public health and safety reasons, use has been discontinued. Adequate sanitary sewer service for the building currently does not exist. The city is extending a trunk sanitary sewer line past this property in conjunction with the Mississippi Shores ba' and 7a` Frontage Road Improvement project scheduled for the summer 2005 construction season. Bids are scheduled to be opened on June 23 with approval likely at the June 27 City Council meeting, The property owner has requested the use of the existing holding tanks in the interni with daily pumping until the connection for the truck sewer line is available. We are concerned that the daily pumping will not be adequate to prevent health and safety concerns associated with the failed existing system. Connection to the trunk sewer line would require the extension of a service line between the existing building and the adjacent business. The city will require plans for the sewer line extension between the buildings be submitted for review. We recommend occupancy for the building not be granted until adequate sanitary sewer service is provided for the building. 4. Add two handicap stalls with one being van accessible. 5. Revise the site plan for compliance with ordinance for off street parking, setback and number of stalls. The completion of the Frontage Road Improvement project will result in the right-of-way becoming part of the adjacent property owners property. This proposed condition will affect the parking layout for the site. cc: Judy Hudson, Clerk Dan Licht, City Planner Robert Fields, Landcor ITEM 3_4 NORTHWEST ASSOCIATED CONSULTANTS, INC. �..s'. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 plan nersa-nacplanning.com PLANNING REPORT TO: FROM: RE: REPORT DATE NAC FILE: BACKGROUND Otsego Planning Commission Daniel Licht, AICP Otsego — Waterfront East Building 1; Development Stage Plan 27 May 2005 ACTION DATE: 15 July 2005 176.02 — 05.21 CITY FILE: 2005-33 Landcor Companies has submitted a PUD Development Stage Plan for Outlot L of Waterfront East to construct a 24,000 square foot commercial building. The subject site is located at the southwest corner of future 90th Street and Quantrelle Avenue, east of TH 101. A PUD District was established on 10 November 2003 with the subdivision of Waterfront East to specify allowed uses and performance standards for the development, including the subject site. Exhibits: A. Site location B. Site Plan C. Landscape Plan D. Grading Plan E. Utility Plan ANALYSIS Comprehensive Plan. The Comprehensive Plan guides the subject site for commercial land use as part of the City's primary commercial area at TH 101 and CSAH 39. The Comprehensive Plan anticipates development of a full range of retail, service and office type commercial uses in this area of the City to serve both local and regional market needs. Zoning. The subject site is zoned PUD District with allowed uses the same as set forth by the B-3, General Business District. No specific uses for the proposed building are specified on the submitted application, which identifies the building only as retail office consistent with the Waterfront East PUD District. These generalized uses would be allowed under the PUD District, but the developer must specify the intended use(s) of the proposed building in terms of floor area. Building Design. The site plan indicates that the proposed building is to be a two story structure with a gross floor area of 24,000 square feet. No building elevations or floor plans have been submitted to allow review of the proposed building for compliance with the requirements of the PUD District. These plans must be submitted for review by City staff prior to consideration of the application by the Planning Commission. Landscape Plan. A landscape plan for the subject site has been submitted. The plan illustrates boulevard trees along. 90th Street and Quantrelle Avenue consistent with the preliminary design shown on the Waterfront East concept. Intensive plantings are shown at the base of the proposed building, especially at the east end of the structure where an outdoor patio is shown. The quantities and sizes of the proposed plantings are appropriate, as are the plant types. We would recommend that the Amur Maple trees specified on the plan be replaced as these plants can be invasive. Access. Vehicle access to the subject site will be provided by reconstruction of 90th Street and Quantrelle Avenue, which is being done as a City project. The City has coordinated plans for these streets with MNDoT regarding the pending TH 101 project upgrading the intersection of TH 101 and CSAH 39 to a freeway interchange. Full access to the subject site and Nathe 101 Garden Center during will be maintained during the City construction project and TH 101 project. The location of the site access to Quantrelle Avenue is on the inside of a curved street and must be reviewed by the City Engineer. At a minimum, this access must be aligned with the access to Outlot K shown on the opposite side of Quantrelle Avenue. Pedestrian access to the subject site is to be provided by perimeter sidewalks on the north, west and south sides of the building and interior lot connections with future development of Outlot M to the west. Additionally, a public skyway connection over 90th Street is to be constructed between Outlots L/M and Outlot G/H. Plans for the skyway connection must be submitted for review by the Planning Commission and approval of the City Council prior to anticipated construction. Off -Street Parking. Absent identification of the uses that are to occupy the proposed building or the floor plans of the proposed building, we cannot determine off-street parking requirements. Assuming occupancy of the building by retail or office uses at one stall per 200 square feet, 108 parking stalls would be required. Additional parking would be required if a restaurant use is to occupy the building. The site plan shows only 84 stalls. Future construction of additional parking on other outlots within Waterfront East would be anticipated to off -set the potential deficit of parking on the subject site, but the interim situation must be addressed. In order to fully evaluate the needs for on - 2 site parking, the developer must identify the proposed uses of the building and their respective floor areas prior to Planning Commission consideration of the application. Off -Street Loading. The proposed building does not appear to have traditional loading areas. The expectation is that any retail use of the building would receive deliveries through individual front doors. In anticipation of this type of delivery, the site plan must illustrate turning radii for semi -tractor trailers to illustrate the feasibility of site ingress and egress. Egress from the site may require construction of a second access to Quantrelle Avenue to the south in advance of construction of the proposed building on Outlot M. Designated loading areas for typical office deliveries such as supplies or courier services must also be identified. Lighting Plan. No plans for exterior lights have been submitted. The developer must submit information showing the type, location, height and illumination pattern of all proposed site lighting. Light fixtures must have a 90 degree horizontal cut-off directing light downward and light cast at the property line may not exceed one -foot candle. The required lighting plan must be submitted prior to Planning Commission consideration of the request. Trash. The site plan does not indicate an exterior trash storage area. Unless trash is to be handled within the building, an exterior enclosure for trash containers must be identified on the site plan. Accommodations for handling trash will be verified upon submission of required building floor plans. Signage. No plans for signs have been submitted. All signs must conform to Chapter 37 of the Zoning Ordinance and the PUD District Design Guidelines. A sign permit approved by City staff is required prior to construction of any signs on the subject site. Final Plat. The applicant must submit a final plat and complete construction plans for the subject site to convert the existing outlot into a buildable lot/block designation. The application for final plat approval may follow City Council action on the PUD Development Stage Plan. However, consistent with the direction of the City Council all plans must be finalized and approved by City staff and a development contract executed prior to City Council consideration of a final plat application. RECOMMENDATION The information submitted with the application for PUD Development Stage Plan approval for Outlot L are incomplete. Identification of proposed uses and plans for the exterior building elevations, building floor plans, off-street loading, site lighting, signs and trash handling must be submitted prior to Planning Commission consideration of the request to allow City staff an opportunity to review the application for compliance with applicable development regulations. 3 POSSIBLE ACTIONS A. Motion to approve a PUD Development Stage Plan for Outlot L of WFE, subject to the following conditions: The applicant shall submit plans for the proposed building illustrating exterior elevations, floor plans and identification of uses by floor area to determine compliance with the requirements of the PUD District. 2. The location of the access to Quantrelle Avenue shall be aligned with the access to Outlot K and the need for a second access shall be subject to approval by City staff. 3. The site plan shall provide for the number of parking stalls required by Section 20-21-9 of the Zoning Ordinance based on the floor area of proposed uses. 4. The site plan shall illustrate turning radii for anticipated delivery vehicles demonstrating feasible access and short term designate loading areas for office related uses. 5. A lighting plan identifying the type, height, location and illumination pattern of all site lighting shall be submitted and is subject to approval by City staff. 6. Accommodations for trash storage within the building or within an exterior enclosure shall be identified. 7. Plans for proposed wall signs shall be submitted and must comply with Chapter 37 of the Zoning Ordinance and the PUD District. 8. Application for final plat approval is required and the developer is required to execute a development contract approved by City staff prior to consideration of the final plat by the City Council. B. Motion to deny the request based on a finding that the application is incomplete to determine compliance with the requirements of the PUD District. C. Motion to table. C. Mike Robertson, City Administrator Judy Hudson, City Clerk/Zoning Administrator Andy MacArthur, City Attorney Ron Wagner, City Engineer Bob Fields, Landcor John Brickley, Landcor lH Hakanson 1 Anderson Assoc., Inc. MEMORANDUM I`IV..7('7 r.LIJ ITEM 3-4 3601 Thurston Avenue, Anoka, MN 55303 Phone: 763/427-5860 Fax: 763/427-0520 To: Honorable Mayor and City Council cc: Mike Robertson, Administrator Judy Hudson, Clerk Dan Licht, NAC Andy MacArthur, City Attorney Bob Fields, LandCor John Brickley, LandCor True D. Ido, P.E., Metro Land Surveying & Engineering From: Ronald J. Wagner, PE Date: June 2, 2005 Re: Otsego Waterfront East Outlot L — Building B We have reviewed the Construction plans, dated 4/20/05, for the above -referenced project and would offer the following comments: Cover Sheet — Sheet 1 1. No comments. Site Plan — Sheet 2 1. A 5' wide sidewalk must be provided along both sides of Quantrelle Avenue NE for safe pedestrian travel to and from their vehicles. 2. 2 truck loading/unloading berths must be provided for any commercial building over 10,000 SF. 3. The location for trash collection and storage must be shown on the plans. 4. The proposed parking stall dimensions do not meet city standards. See comments on the set of redlines we have provided. 5. The entrance onto Quantrelle Avenue NE must be realigned, along with the entrance to Outlot K. G:\Municipal\AotSC9022XX\2500\ot25DObldgbrvwl.doc . ui 1. o. GVJVJJ 7 • 64MI'I Page 2 of 2 N0.379 P.3/3 6. The sidewalk adjacent to parking stalls that allow for vehicles to overhang the curb, must be widened to 7' to allow for safe pedestrian travel. 7. The entrance to elle parkinglat_does not facilitate a WB -40 semi -truck. S. At the west end of the parking lot, an additional section of pavement must be built to allow for vehicle flow from aisle to aisle, Grading Plan — Sheet 3 1. A detail showing the landscape plans for the sidewalk north of Building B must be included in the plans. 2. A drainage and utility easement must be provided for cross drainage from Outlot M to Outlot K. Utility Plans — Sheet 4 1. All existing and proposed utilities within 150' of the project site must be shown and labeled on plans. 2. C13MH-23 must have 0.S0' of fall from the SW invert to the NM invert, 3. FES -25 should be relabeled STMH-25. 4. FES -26 should be relabeled CBMH-26. 5. The grade between `FES -25' and `FES -26' does not agree with the corresponding invert elevations. 6. FES -27 should be relabeled CBMH-27, Standard Details — Sheet 5 1. Must include a detail for the standard 48" diameter storm manhole, City of Otsego Standard Plate #406, 2. The detail for a typical commercial concrete driveway must be revised to show, "24' MAX — UNLESS APPROVED BY THE CITY ENGINEER." We recommend approval contingent on the above comments being addressed. Resubmittal is required for approval, G:\Municipa1\Aotsego22xx\250 Mott 500b ldgbrvw 1. doe Hakanson Anderson Assoc., Inc. ITEM 3.5 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners4-nacplanning.com MEMORANDUM TO: Otsego Mayor and City Council Otsego Planning Commission FROM: Daniel Licht, AICP DATE: 11 May 2005 RE: Otsego — Zoning Ordinance; WS District Boundary Amendment NAC FILE: 176.23 The Governor signed a bill on 26 April 2005 amending the boundaries of the Wild Scenic and Recreational River District within the City of Otsego. This amendment removes the area shown on the attached map from the WS District. Rottlund Homes had initiated the legislative effort as a means to allow for development of the property affected by the amendment at urban densities. In order to implement the legislative change to the boundaries, the City must also amend its Zoning Ordinance and Zoning Map. A public hearing has been scheduled for 6 June 2005 to consider the proposed amendment. A redlined copy of the proposed Zoning Ordinance amendment is attached for review. We recommend approval of the proposed amendment in the form attached hereto as it is consistent with State law. C. Mike Robertson, City Administrator Judy Hudson, City Clerk/Zoning Administrator Andy MacArthur, City Attorney Ron Wagner, City Engineer Dale Homuth, DNR Roger Stradal, DNR Bruce Pankonin, Rottlund Homes ORDINANCE NO.: 2005 - CITY OF OTSEGO COUNTY OF WRIGHT, MINNESOTA AN ORDINANCE AMENDING THE BOUNARIES OF THE WILD SCENIC RECREATIONAL RIVER DISTRICT. THE CITY COUNCIL OF THE CITY OF OTSEGO DOES HEREBY ORDAIN: Section 1. Section 20-95-5.6 of the Zoning Ordinance is hereby amended to read as follows: B. Within the WSRR District west of State Highway 101 within Sections 14, 23, 26, and Government Lot 1 and the East 1/2 of the East 1/2 of the Southeast 1/4 of Section 15, Township 121 North, Range 23 West the 1x'rnn ,-,-j4tjpj .. p -j �C rr ^ LT (former-!), GSAM 36) in See-tio-in 26, Township 121 Not4h, Range (Subdistrict B) the following are permitted uses: Those permitted and accessory use designations as defined and allowed in the base zoning districts set forth on the Otsego Zoning Map, as amended and classified as B-1, B-2, B-3, B -W, B -C, I-1, 1-2,1-3, INS and PUDE -0 62 thfough 20 established by Section 50 of this Chanter. These land use districts and uses are in conformance with the criteria for Urban river class standards in Minnesota Rules, parts 6120.3100 and 6120.3200. Section 2. Section 20-95-6.13 of the Zoning Ordinance is hereby amended to read as follows: B. Within the WSRR District west of State Highway 101 within Sections 14, 23, 26, and Government Lot 1 and the East 1/2 of the East 1/2 of the Southeast 1/4 of Section 15, Township 121 North, Range 23 West and the .x'rn, r)iR-t .:,.t A- -F 69 Q— e Lr A-2 ® �t> x� , (Subdistrict B) the following are conditional uses: 1. Those conditional and interim use designations as defined and allowed in the base zoning districts set forth on the Otsego Zoning Map, as amended and classified as B-1, B-2, B-3, B -W, B -C, I-1, I-2, 1-3, INS and PUD, In 2- 62 4wough 220 .7-0 established by Section 50 of this Chanter. These land use districts and uses are in conformance with the criteria for Urban river class standards in Minnesota Rules, parts 6120.3100 and 6120.3200. Section 3. Section 20-95-7.D of the Zoning Ordinance is hereby amended to read as follows: D. The WSRR District west of State Highway 101 within Sections 14, 23, 26, and Government Lot 1 and the East 1/2 of the East 1/2 of the Southeast 1/4 of Section 15, Township 121 North, Range 23 Westhe IA 8"" TM -s`-4--` vi -est of GS -k-4-4-2 > > (Subdistrict B) shall conform to the provisions and administrative procedures of Minnesota Rules, parts 6105.0010 to 6105.0090; 6105.0100, subparts 1 and 2; Urban river class standards in 6120.3100, 6120.3200, and 6120.3300, subpart 2b; 6120.3300, subparts 7 to 12; 6120.3800; and 6105.0110 to 6105.0250 with the following exceptions to the provisions of these parts. Where these standards conflict with the standards of the base zoning districts, the more restrictive standard shall prevail. Non-Sewered Sewered 1. Lot Requirements: a. Lot Area: Riparian 1 acre 20,000 SF Nonriparian 1 acre 15,000 SF b. Lot width at the water line and building line: 150 feet 75 feet 2. Principal Structure Setbacks: a. Setback from ordinary high water level of Mississippi River: 100 feet 75 feet b. Bluffline: 30 feet 30 feet C. Front Yard: Setbacks Setbacks From From Right Road Class Centerline of -Way Lines State/Federal Highway 130 feet 65 feet County Road 130 feet 65 feet Local Road 65 feet 35 feet Where a lot is located at the intersection of two (2) or more roads or highways which bound two (2) or more sides of the lot, no building shall project beyond the front yard line of either road. Non-Sewered Sewered d. Side Yard: 10 feet 10 feet e. Rear Yard: 50 feet 30 feet 3. Accessory Structure Setbacks: Accessory structure setbacks as regulated by Section 20-16-4 of this Chapter, and the following additional structure setbacks: Non-sewered Sewered a. Setback from ordinary high water level of Mississippi River: 100 feet 75 feet b. Bluffline: 30 feet 30 feet 4. Impervious Surface Requirements: Impervious surface coverage requirements in Minnesota Rules, part 6120.3300, subpart IIB, may be varied without a variance if all of the following criteria and standards are met: a. All structures and impervious surfaces are located on slopes less than twelve (12) percent. The physical alteration of slopes shall not be permitted for the purpose of overcoming this limitation. b. The site development is designed, implemented, and maintained using the most applicable combination of comprehensive practices that prevent flooding, pollutant, erosion and sedimentation problems consistent with Protecting Water Quality in Urban Areas, Best Management Practices for Minnesota, Minnesota Pollution Control Agency, October 1989, or as amended, which is incorporated by reference, available at the State Law Library and not subject to frequent change. C. A site development, maintenance, and inspection plan incorporating the comprehensive practices in b, above, is submitted and approved by the City of Otsego prior to the issuance of an impervious surfacing permit and the plan is implemented. d. An impervious surfacing permit is granted by the City of Otsego which imposes the conditions of Section 74.9.A.3 of this Chapter. The City may impose additional conditions if determined necessary to protect the public health, safety, and welfare. Section 4. The Zoning Administrator is hereby directed to make appropriate changes to the official Zoning Map of the City of Otsego to reflect the change in zoning classification set forth above. Section 5. This Ordinance shall become effective immediately upon its passage and publication. PASSED by the Otsego City Council this 13th day of June, 2005. CITY OF OTSEGO Larry Fournier, Mayor ATTEST: Judy Hudson, Zoning Administrator/City Clerk ITEM 3_6 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MI\I 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 plan nersi.(vnacplanning.com MEMORANDUM TO: Otsego Planning Commission FROM: Laurie Shives/Daniel Licht DATE: May 25, 2005 RE: Otsego — Zoning Ordinance; Front Yard Setbacks FILE: 176.23 BACKGROUND City staff has initiated an amendment of the Zoning Ordinance proposing a change to front yard setbacks required within the commercial, industrial and institutional zoning districts based on the direction established by the 2004 Comprehensive Plan update. Exhibits: A. Draft amendment ANALYSIS Front yard setbacks within commercial, industrial and institutional zoning districts are as shown below. The proposed Zoning Ordinance amendment would eliminate the separate front yard setbacks based on the functional classification of the abutting street. Instead a front yard setback of 30 feet would be required regardless of the functional classification of the adjacent street. Zoning Front Setback from Right -of -Way District Arterial/Collector Street Local Street B-1 65 feet 35 feet B-2 65 feet 35 feet B-3 65 feet 35 feet B -C 65 feet 50 feet B -W 65 feet 50 feet 1-1 65 feet 35 feet 1-2 65 feet 35 feet 1-3 65 feet 35 feet INS 65 feet 50 feet The Comprehensive Plan discusses the need for the City to reconsider the existing front yard setbacks for commercial and industrial zoning districts. The current setback requirements were carried over into the City's Zoning Ordinance from Wright County after incorporation in 1991. As it states in the Comprehensive Plan, the 65 foot setback from arterial and major collector streets is more appropriate for residential uses to minimize impacts caused by corresponding heavy traffic. In commercial and industrial (as well as institutional) districts, significant traffic volumes or speeds is often a benefit and not usually an adverse impact on the uses. A reduction in the required front yard setback would also create greater efficiency in the utilization and development of land because the potential building envelope will be larger. Thus, a 30 foot setback from the street right-of-way along all street classifications is proposed to maintain an open streetscape and to also allow adequate visibility in commercial, industrial and institutional zoning districts. CONCLUSION City Staff recommends approval of the proposed Zoning Ordinance amendment in the form attached hereto. A public hearing has been scheduled for the Planning Commission meeting on 6 June 2005. C. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner 2 ORDINANCE NO.: 2005 - CITY OF OTSEGO COUNTY OF WRIGHT, MINNESOTA AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY OF OTSEGO MODIFYING THE FRONT YARD SETBACK REQUIREMENTS FOR COMMMERCIAL, INDUSTRIAL AND INSTIUTIONAL ZONING DISTRICTS AS DIRECTED BY THE COMPREHENSIVE PLAN. THE CITY COUNCIL OF THE CITY OF OTSEGO DOES HEREBY ORDAIN: Section 1. Section 20-75-7.C.1 of the Zoning Ordinance is hereby amended to read as follows: 1. Front yards: Setbacks Setbacks From From Right - Centerline of -Way Lines 4=4=e 65 feet ¥5.30 feet �e Where a lot is located at the intersection of two (2) or more streets or highways which bound two (2) or more sides of the lot, no building shall project beyond the front yard line of either street. Section 2. Section 20-76-7.C.1 of the Zoning Ordinance is hereby amended to read as follows: 1. Front yards: Setbacks Setbacks From From Right - Centerline of -Way Lines 65 feet X30 feet �e�e Where a lot is located at the intersection of two (2) or more streets or highways which bound two (2) or more sides of the lot, no building shall project beyond the front yard line of either street. Section 3. Section 20-77-7.C.1 of the Zoning Ordinance is hereby amended to read as follows: 1. Front yards: Setbacks Setbacks From From Right - Centerline of-Wav Lines ---eeb Ql 6�—:F- e- 65 feet X30 feet RI ilt= Where a lot is located at the intersection of two (2) or more streets or highways which bound two (2) or more sides of the lot, no building shall project beyond the front yard line of either street. Section 4. Section 20-78-7.C.1 of the Zoning Ordinance is hereby amended to read as follows: 1. Front yards: Setbacks Setbacks From From Right - Centerline of -Way Lines eet glasg wF- &&65 feet X30 feet T 0 69;t Where a lot is located at the intersection of two (2) or more streets or highways which bound two (2) or more sides of the lot, no building shall project beyond the front yard line of either street. Section 5. Section 20-79-7.C.1 of the Zoning Ordinance is hereby amended to read as follows: 1. Front yards: Setbacks Setbacks From From Right - Centerline of -Way Lines "}---- le 65 feet X6 5 feet 6430 feet --" r-ztirtu Where a lot is located at the intersection of two (2) or more streets or highways which bound two (2) or more sides of the lot, no building shall project beyond the front yard line of either street. Section 6. Section 20-85-7.C.1 of the Zoning Ordinance is hereby amended to read as follows: 1. Front yards: Setbacks Setbacks From From Right - Centerline of -Way Lines street ^ 65 feet X30 feet_�1-� 35 feet Pe Gae RAE _t of Way Where a lot is located at the intersection of two (2) or more streets or highways which bound two (2) or more sides of the lot, no building shall project beyond the front yard line of either street. Section 7. Section 20-86-8.C.1 of the Zoning Ordinance is hereby amended to read as follows: 1. Front yards: Setbacks Setbacks From From Right - Centerline of -Way Lines street—mss 1:� 0 :F e -i. 65- eeb Ce -I e-- 65 feet X30 feet heea- Where a lot is located at the intersection of two (2) or more streets or highways which bound two (2) or more sides of the lot, no building shall project beyond the front yard line of either street. Section 8. Section 20-87-7.C.1 of the Zoning Ordinance is hereby amended to read as follows: 1. Front yards: Setbacks Setbacks From From Right - Centerline of -Way Lines St -reef glass t 65 � i A T ,, et 65 feet 65 feet X30 feet i ---- Where---- Where a lot is located at the intersection of two (2) or more streets or highways which bound two (2) or more sides of the lot, no building shall project beyond the front yard line of either street. Section 9. Section 20-90-7.B.1 of the Zoning Ordinance is hereby amended to read as follows: 1. Schools, Hospitals, and Public Works Facilities: a. Front yard: Setbacks Setbacks From From Right - Centerline of -Way Lines �v Fe-ez r- F- F-eet n _ , Minor r , a- r-+. a- 6=5—�e � � �-e-t z � �nra- �� 43465 feet 5430 feet a e,_�� Where a lot is located at the intersection of two (2) or more streets or highways which bound two (2) or more sides of the lot, no building shall project beyond the front yard line of either street. b. Side Yard: One hundred (100) feet. C. Rear Yard: One hundred (100) feet. 2. All other institutional Uses: a. Front Yard: Same as for Schools, Hospitals, and Public Works Facilities. b. Side Yard: Fifty (50) feet. C. Rear Yard: Fifty (50) feet. PASSED by the Otsego City Council this day of , 2005. CITY OF OTSEGO BY: Larry Fournier, Mayor ATTEST: Judy Hudson, Zoning Administrator/City Clerk I BUILDING B CONSTRUCTION PLAN WATERFRONT EAST OTSEGO, MINNESOTA I 0) NORTH GRAPHIC SCALE J0 l QT PROJECT LOCATION .1 _IR ul —Cl 1—— 11- 1 110E.sE . I'll, cola - INDEX OF DAWINGS SH. I L COVER SHEET SH. I SITE PLAN SH. 3 PRELIMINARY GRADING PLAN SH. 4 PRELIMINARY UTILITY PLAN SH.5 STANDARD DETAILS emlLandCor, Inc. pevelRpm. Len rel [Rn eclors 101 Broadway sf� `W, _ I Mp'�210 0 Aft ..... 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