07-18-05 PCITEM 3.1
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, M11 55422
Telephone. 763.231.2555 Facsimile: 763.231.2561 plan ners'=lnacplanning. con
A19Mel ZT-11 NI -91M
TO:
Otsego Planning Commission
FROM:
Daniel Licht, AICP
DATE:
13 July 2005
RE:
Otsego — Great River Energy Substation
NAC FILE:
176.02 — 05.22
Our office made an error in the preparation of the public hearing to consider the above
referenced application. The application includes a Zoning Map amendment to rezone
the site to INS, Institutional District, but the public hearing notice did not identify this.
As such, the application will not be considered at the Planning Commission meeting on
18 July 2005. A public hearing is to be re -noticed for the Planning Commission meeting
on 1 August 2005 to consider the Zoning Map amendment and CUP applications. The
applicant has been notified of this situation and is not expected to attend the Planning
Commission meeting on 18 July 2005.
We apologize for any inconveniences this error may have caused.
C. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Bryan Adams
ITEM 3-2
NORTHWEST ASSOCIATED CONSULTANTS, INC.
Pr 4300 Olson Memorial Highway, Suite 202, Golden Valley, MIJ 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 plan nerscunacplanning.com
PLANNING REPORT - UPDATED
TO:
FROM:
RE:
REPORT DATE
NAC FILE:
BACKGROUND
Otsego Planning Commission
Daniel Licht
Otsego — Goodyear; CUP/Site Plan Review
13 July 2005 APPLICATION DATE: 30 September 2004
176.02 — 04.26 CITY FILE: 2004-51
Landcor Construction Inc. has submitted revised plans for redevelopment of the former
Tom Thumb site at the northwest corner of CSAH 42 and CSAH 39. The
redevelopment plans are for construction of a new 12,254 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. The Planning
Commission initially opened a public hearing on 18 October 2004 to consider the
request. The application was tabled pending decisions on certain public actions
anticipated by the site plan. The City Council has since authorized the public
improvement project and construction has begun. However, vacation of the existing
public right-of-way will not occur until after construction is complete and after all of the
five property owners within the Mississippi Shores submit a joint application for
rezoning to PUD, Planned Unit Development District due to site access not directly to a
public street for three of the lots within the subdivision. A public hearing has been
renoticed for the Planning Commission meeting on 18 July 2005 to continue
consideration of the request due to the length of time since the application was last
before the Planning Commission.
Exhibits:
A. Site Plan
B. Building Plans
C. Grading Plan
D. Utility 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 site
plan has been designed in anticipation of a now -approved City project that would
involve improvement of the existing frontage street that will create more of an integrated
parking lot / private drive for access to the five lots within the Mississippi Shores
development (along with extension of sanitary sewer and water utilities to each lot)
Upon completion of the improvement project, the City Council is expected to hold a
public hearing and take action to vacate the public right-of-way, turning the property
back to the abutting lots. Vacation of the right-of-way is contingent upon the
information received as part of the public hearing and also submission of a joint
application by the five properties within Mississippi Shores for a rezoning to PUD,
Planned Unit Development District to allow for the proposed shared access that
involves indirect access to a public street for three of the five lots. Approval of the
submitted site and building plans and CUP application must be made contingent upon
completion of these actions by the City Council prior to construction of the principal
building being initiated on the site.
2
Lot Requirements. The table below outlines the lot requirements of the B-3 District.
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. Upon vacation of the
frontage street, the proposed building will meet the required setbacks from CSAH 39
and CSAH 42 at more than 80 feet. All other setbacks comply with Zoning Ordinance
requirements. No construction of the principal building will be allowed to begin until the
action to rezone the property to PUD District and vacation of the public right-of-way is
completed.
Circulation. Circulation within the parking area was reviewed by City staff and
approved by the City Council as part of the public improvement project. On issue not
addressed by that action was the proposed drive through lanes for the tenant of Space
F and the drive through to be added to the south side of the existing Godfather's Pizza
to the north. Access to the drive through lanes is to be on the north and west sides of
the proposed Goodyear building. However, the direction of the traffic flow is reversed
requiring cars to drive to the left such that the driver's window is closest to the building
with the service window and the inside corner is blind for cars moving west or north.
This arrangement must be clearly identified by signage and consideration should even
be given to placement of mirrors to allow drivers to see around the corner.
A more significant issue is the lack of stacking space to the Space F service window of
the Goodyear building. The Zoning Ordinance requires such spaces to provide 180 feet
of stacking space behind the service window, enough for about nine cars. The
proposed site plan provides only 70 feet of stacking space behind the service window to
the closest drive aisle, enough for at most four cars. Stacking space for only four cars is
not adequate in our opinion given that the drive aisles are the access route to other
properties within Mississippi Shores. We recommend that the through window must be
moved as far west or around to the west side of the building if possible.
An easement allowing access to the Godfather's drive through will be required. This
issue can also be addressed by the cross access and parking easements that will be
established by the required PUD District for the Mississippi Shores area.
Lot Area
Lot Width
Setbacks
Front Side Rear
Required
1.0 ac.
150ft
30ft. loft. 20ft.
Proposed
3.4 ac.
169ft.
13ft. loft. 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. Upon vacation of the
frontage street, the proposed building will meet the required setbacks from CSAH 39
and CSAH 42 at more than 80 feet. All other setbacks comply with Zoning Ordinance
requirements. No construction of the principal building will be allowed to begin until the
action to rezone the property to PUD District and vacation of the public right-of-way is
completed.
Circulation. Circulation within the parking area was reviewed by City staff and
approved by the City Council as part of the public improvement project. On issue not
addressed by that action was the proposed drive through lanes for the tenant of Space
F and the drive through to be added to the south side of the existing Godfather's Pizza
to the north. Access to the drive through lanes is to be on the north and west sides of
the proposed Goodyear building. However, the direction of the traffic flow is reversed
requiring cars to drive to the left such that the driver's window is closest to the building
with the service window and the inside corner is blind for cars moving west or north.
This arrangement must be clearly identified by signage and consideration should even
be given to placement of mirrors to allow drivers to see around the corner.
A more significant issue is the lack of stacking space to the Space F service window of
the Goodyear building. The Zoning Ordinance requires such spaces to provide 180 feet
of stacking space behind the service window, enough for about nine cars. The
proposed site plan provides only 70 feet of stacking space behind the service window to
the closest drive aisle, enough for at most four cars. Stacking space for only four cars is
not adequate in our opinion given that the drive aisles are the access route to other
properties within Mississippi Shores. We recommend that the through window must be
moved as far west or around to the west side of the building if possible.
An easement allowing access to the Godfather's drive through will be required. This
issue can also be addressed by the cross access and parking easements that will be
established by the required PUD District for the Mississippi Shores area.
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
2,962 sf.
1 stall/ 200sf.
15 stalls
Spaces A -C
Goodyear
6,147 sf.
4 stalls plus 3 per service bay
24 stalls
Space D/E
Coffee Shop
2,996sf.
1 stall / 40sf. seating +
62 stalls
Space F
1 stall/80sf. prep
Total
101 stalls
The site plan (assuming vacation of the public street) provides 70 parking stalls. The
calculation above assumes a ratio of 2/3 seating and 1/3 prep area for the Space F
tenant. More accurate floor plans will be required and the proposed uses must meet
Zoning Ordinance off-street parking requirements. Until a decision is made by the City
Council on the required PUD rezoning and vacation of the public right-of-way there is
insufficient parking to allow the proposed building to proceed.
Building Design. The proposed building is to be a one-story building constructed
entirely of masonry block 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 three
overhead doors each facing east and west. The majority of the block is to be rock -faced
to add texture, with burnished block banding for variation. Changes in color are also
used to provide variation although no color rendering has been submitted to evaluate.
The building is within the height limits of the B-3 District.
As before, the overall appearance of the building is contemporary but 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 between Sections 1
and 2 on the west building elevation to create more of a "front" appearance as this
section of the building will be visible from CSAH 39. We believe requesting these
modifications is appropriate given City's actions with regards to the pending vacation of
the public right-of-way and assessment of the public improvement project contributes
significantly to the development potential of the site benefiting the developer.
Landscape Plan. The applicant must submit a revised landscape plan for the
proposed site. A landscape was previously submitted but must be revised to clarify
plantings installed privately versus the public improvement project and to reflect
changes in the site plan.
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.
4
Signs. The site plan identifies a free standing sign not to exceed 100 square feet and
20 feet in height upon the freestanding parking island. 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 revised lighting plan must be submitted identifying the location and
the type of all light fixtures to be installed and illustrating compliance with Section 20-16-
10.0 of the Zoning Ordinance limiting the intensity of site lighting to 0.4 foot candles at
property lines. 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.
Trash. A shared trash storage area for the proposed building and Godfather's is shown
at the southwest corner of the Godfather's lot. An easement for use of this area by the
subject site is required. Also, plans to enclose the trash containers with a gated
masonry structure must be submitted.
Utilities. Extension of sanitary sewer and water utilities to serve the subject site and
other commercial properties in this subdivision is currently being constructed as a public
improvement project. Connection to these utilities within the site as illustrated on the
submitted utility plan is subject to review and approval by the City Engineer.
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 proposed redevelopment of the subject site is generally consistent with the
requirements of the Zoning Ordinance as well as improvements being constructed as a
public project within the existing public right-of-way. Until the construction project is
complete and the decision formally made to vacate the public right-of-way, construction
of the proposed building should be delayed. Also required prior to beginning
construction of the proposed building is approval of a joint application to rezone the
Mississippi Shores area to PUD District. Our recommendation to approve the site and
building plans and CUP for the Otsego Goodyear is contingent upon these actions and
the additional stipulations outlined below and the comments of other City staff.
POSSIBLE ACTIONS
A. Motion to approve a CUP and site/building plans for a multiple tenant
retail/automotive use, subject to the following conditions:
No building permit shall be issued for construction of the principal building
until such time as:
a. The City Council has approved a vacation of the existing public -
right -of -way to the east and south of the subject site.
b. The City Council approves a joint application of the Mississippi
Shores properties to rezone the five lots to PUD District allowing for
shared/indirect access to a public street for the subject site.
2. There shall be no outdoor sales, display or storage (including immobile,
inoperable or unlicensed vehicles) on the subject site.
3. 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.
4. The drive through service window for Space F shall be relocated to the
west, subject to City staff approval.
5. Specific floor plans shall be submitted for Space F to determined required
off-street parking as required by the Zoning Ordinance. The number of
off-street parking stalls required by the Zoning Ordinance shall be
provided within the subject site (after vacation of the public right-of-way).
6. The proposed 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 real or faux windows on the southern portion of the west
fagade.
d. A colors illustration of the proposed building materials shall be
submitted for review by the Planning Commission and approval of
the City Council.
7. A revised landscape plan shall be submitted to illustrate plantings to be
installed separate of the on-going public project to include a planting area
or large planters in the plaza area to the southeast of the building and
plantings or 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. A revised lighting plan illustrating the location, type and illumination
pattern of all site lighting shall be submitted. 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. An easement for use of the trash storage area by tenants of the subject
site is required as are plans to enclose the trash containers with a gated
masonry structure. The easement and trash enclosure are to be subject
to approval of 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.
Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Bob Fields
John Brickley
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I1akanson
. derson 3601 Thurston Avenue, Anoka, MN 55303
S50C,, Inc. Phone: 763/427-5860 Fax: 763/427-0520
MEMOW NDUM
To: Mike Robertson, Admin
From: Joseph Pelawa, PE
Date: July 8, 2005
Re: Otsego Goodyear
cc: Ron Wagner, City Engineer
Judy Hudson, Clerk
Dan Licht, City Planner
Bob Fields, LandCor, Inc,
Truc D. Ho, PE, Metro Land Surveying & Engineering
Upon revie%14 of the Preliminary Plan proposed by LandCor, Inc. we have the following
comments:
SHEETI
"r
21i
1. Diascription of property: Lot 5 Block 1 Mississippi Shores 6`h Addition. This should
b'u? labeled as where the project is located with -in the City of Otsego. The text on
Om streets adjacent to the project should be larger for easier location identification.
SHEET,2
2. I.cii the trash enclosure closed off with gaffes? Wall material for the enclosure?
C;bnsideration of non-flammable material if the electrical transformers are located
4djacent to this structure.
3. Place signs at the entrance locations between the buildings that read "Drive Thru
K,bep Left" with directional arrow. Some additional information and design will
nixed to guide the traffic thru this area,
4. Show location for the electrical transformers south of the trash enclosures. Verify
vwith the Elk River Public Utilities where these will be located and the amount of
sjpace required.
G.'\Municipal\Aot�iPgo22=\2500\Otsego Goodyea6prellminarymemomrU7-08-OS.goc
5. The lane separation between the drive thru lanes a painted stripe or curbed?
SHEET 1,3
6. Remove the LOT 5 BLOCK 1 MISSISSIPPI SHORES 6TH ADDITION from the plan
s meets.
SH_EET,14
7. Courb stop in the legend.
SHEET I§
8.V�,pe are using NEENAH casting and grate R -2502-D Casting and Grate as part of
tl;iie Mississippi Shores Frontage Road Improvement Project.
Please coni;act me if you have any questions.
Joseph D. I,;^elawa
Project Enc^ineer
Hakanson 41mderson Assoc., Inc.
G;\MuniciPaMots ago22xx12500%Otsego Goodyear\proliminarymemomr07-0e-05.doc
Hakanson
Anderson
Assoc., Inc.