09-18-06 PCITEM 3.1
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 783.231.2555 Facsimile: 783.231.2581 planners@nacplanning.com
PLANNING REPORT
TO:
FROM:
RE:
REPORT DATE
NAC FILE:
BACKGROUND
Otsego Planning Commission
Laurie Shives / Daniel Licht, AICP
Otsego — Riverbend North; Preliminary Plat and Site Concept Plan
29 August 2006
176.02 — 06.24
SUBMITTED
CITY FILE
15 August 2006
2006 — XX
Darkenwald's Riverbend Company II, Inc. has submitted an application for a preliminary
plat of a 13.7 acre site located on the southeast quadrant of CSAH 42 and TH 101. The
proposed site plan shows a subdivision of seven commercial lots and three outlots. The
subject site is currently zoned R-3, Residential Long Range Urban Service Area District,
although it is guided for commercial uses by the City's Comprehensive Plan. The
applicant is requesting a rezoning of the site from R-3 District to B-3, General Business
District as well as a PUD -CUP to allow for a shared parking arrangement and access
easements.
Exhibits:
A. Site Location
B. Preliminary Plat
C. Concept Site Plan
ANALYSIS
Existing Use. The subject site is currently a ponding area related to the sewage
treatment system serving Riverbend Mobile Home Park. It is anticipated that the mobile
home park will be connected to. City sewer services being constructed along CSAH 42 ,
the private sewage treatment system be decommissioned, and the ponding area
reclaimed for the proposed development illustrated on the site plan.
Comprehensive Plan. The applicant is proposing to develop the site with a variety of
commercial uses including a sit-down restaurant, fast food restaurant, coffee shop and
hotel. As the subject site is guided for commercial uses, the concept plan proposal is
consistent with the City's Comprehensive Plan.
Zoning. The subject site is currently zoned R-3 District. The submitted site plan
proposes the development of a 5,500 square foot bank, a 6,300 square foot gas station
and convenience store, a 3,400 square foot fast food restaurant, 1,200 square foot
coffee shop with a drive-through, an office building totaling 9,200 square feet, a three-
story hotel with a total of 45,000 square feet and a 5,000 square foot sit down
restaurant. The proposed uses require a rezoning to B-3 District as well as a PUD -CUP
to make allowances for shared parking and access arrangements among the proposed
lots. Upon rezoning, all uses will be limited to those allowed by the B-3 District and, as
such, shall be consistent with the B-3 District performance requirements.
Surrounding Land Uses. The following table outlines the existing and planned uses
surrounding the subject site:
Direction
Land Use Plan
Zoning Map
Existing Use
North
Commercial
B -3/A-1 District
Future City Park
East
LD Residential
R-1 District
Single Family Homes
South
LD/MD Residential
R-3 District
Manufactured Home Park
West
Commercial
R-3 District
TH 101
The most significant potential compatibility issue is between the proposed development
and the manufactured home park located to the south of the subject site. However, the
concept plan indicates that the proposed building located closest the existing
manufactured home park will be orientated away from the housing development.
Further, the developer has proposed a stormwater treatment pond along the southern
edge of the subject site abutting the existing residential area. Upon submission of a site
and building plan for the proposed commercial uses, the developer will be required to
screen the boundary areas between the two sites to further reduce any negative
impacts on the existing residential use.
Lot Area and Setbacks. The following table represents the required lot area and
setbacks for the B-3 District and indicates those proposed by the applicant.
2
Required
Proposed
Lot Area
1 acre
0.59 acres -
2.73 acres
Setbacks:
Front
30 feet
30 feet
Side
10 feet
10 feet
Rear
Parking Setback
20 feet
15 feet
20 feet _
15 feet
2
As outlined in the table, the concept site plan is consistent with the setback
requirements of the B-3 District. Lots being proposed with less than one acre in area
can be addressed as a part of the PUD -CUP, which may allow for flexibility in lot area
provided that access, vehicle circulation, parking and setback requirements are
complied with.
Final Plat. It is expected that the applicant will submit a final plat for City Council
review establishing Block 1 as an outlot for purposes of recording the requested
rezoning and PUD -CUP. The applicant has requested to delay development of the site
until all of the TH 101 improvements are complete. The final plat is subject to review
and approval of City staff and the City Council as well as execution of a development
agreement.
Site and Building Plan Review. The applicant has submitted the preliminary plat
application for the purpose of conveying public rights-of-way and securing access points
to the subject site. No specific users of the lots illustrated on the concept plan have
been identified. Prior to issuance of a building permit for any proposed building to be
located on the subject site, the applicant must submit an application for site and building
plan review for each lot including proposed building architecture and site landscaping,
lighting, signage, etc. Site and building plan review applications are subject to review
and approval by City staff, the Planning Commission and the City Council. Compliance
with all applicable performance standards for the users of each lot will be determined at
that time.
Vehicle Access. Vehicle access to the subject site will be provided directly off of
CSAH 42 with a future signalized intersection. The major access issue for the site is
intersection spacing on CSAH 42 as Wright County requires 1/4 mile (1,320 feet)
spacing for full accesses along CSAH 42 in accordance with the Northeast Wright
County Transportation Plan. The access to the proposed commercial development is
920 feet from the planned CSAH 42/TH 101 ramp and 520 feet from the existing
entrance to Riverbend Mobile Home Park. Full access at the entrance to the proposed
development is necessary to make the site viable for commercial land uses and is
supported by the City. Combination of the Riverbend North and the Riverbend Mobile
Home Park accesses is not possible because the properties are under separate
ownership and mortgage limits on the mobile home park do not allow for a shared
access of this nature. The developer would be responsible for the cost of the proposed
signal at the development entrance. The location of the access to the proposed
development is subject to MNDoT and Wright County review and approval.
Access to the individual lots within the development is provided off of a shared driveway
extending from CSAH 42. The design of the driveway and location of access points will
accommodate traffic circulation within the site. We do recommend that the concept plan
be revised to combine the north access to Lot 6 and the south access to Lot 7 into a
single intersection to avoid congestion and potential traffic conflicts from vehicles exiting
the two *sites. We also recommend that seven of the parking stalls at the terminus of
the main driveway be eliminated to avoid vehicles backing into the intersection. The
9
proposed lots must establish cross access and parking easements recorded as a part of
the PUD Development Agreement. These easements will ensure that traffic can flow
from one lot to another utilizing the proposed internal street system.
Pedestrian Access. The site plan illustrates a sidewalk along the main driveway from
CSAR 42 and crosswalks throughout the proposed development to allow for pedestrian
circulation. Provision of sidewalks within and between each lot will be reviewed as part
of the site and building plan reviews for each use.
Off-street Parking. The applicant has identified general commercial uses for the
subject site. The following table identifies the number of parking spaces that would be
required for the proposed uses as stated in Section 20-21-9 of the Zoning Ordinance.
We are unable to determine the required number of parking stalls for the proposed hotel
at this time due to the limited information available on the hotel size and number of
rooms. The required number of parking stalls for the proposed hotel use (and all of the
other sites) will be subject further to review and approval at the time of site and building
plan review for the hotel. As shown in the table, a total of 41 parking stalls over the
required amount have been provided. The subject site will utilize a shared parking
arrangement and as such, the proposed number of parking stalls appears to be
consistent with the requirements of the Zoning Ordinance.
Drive-through Service Lanes. The applicant is proposing four separate drive through
uses: a convenience food single lane drive through on Lot 3, a single lane drive through
car wash on Lot 2, a single lane drive through for the coffee shop within Lot 4 and a
double -lane drive through for the proposed bank on Lot 1. Section 20-21-9.1-1 of the
Zoning Ordinance requires drive-through uses to provide 180 feet of stacking space.
The submitted site plan indicates adequate stacking space for all four proposed drive
through uses. Additional conditions related to drive through uses such as
landscaping/screening, vehicle circulation, lighting and signage shall be addressed as a
part of each individual use's site and building plan review.
11
Stalls
Lot
Use
Requirement
Required Stalls
Provided
Net
Lot 1
Bank
1 stall/250sf
20 stalls
34 stalls
+14
Gas Station/
Convenience
Lot 2
Store
1 stall/250sf
23 stalls
49 stalls
+26-
1 stall/40sf seating
Fast Food
1 stall/80sf kitchen
Lot 3
Restaurant
+ 15 stalls
76 stalls
62 stalls
-14
1 stall/40sf seating
16 stalls
Lot 4
Coffee Shop
1 stall/80sf kitchen
5 stalls
15 stalls
-6
1 stall/200sf
Lot 5
Office
+ 3 stalls
44 stalls
54 stalls
+10-
1 stall/guest room
Lot 6
Hotel
1 stall/10 guest rooms
----
110 stalls
----
1 stall/40sf seating
Lot 7
Restaurant
1 stall/80sf kitchen
101 stalls
90 stalls
-11
Total
I
1
1
+41
We are unable to determine the required number of parking stalls for the proposed hotel
at this time due to the limited information available on the hotel size and number of
rooms. The required number of parking stalls for the proposed hotel use (and all of the
other sites) will be subject further to review and approval at the time of site and building
plan review for the hotel. As shown in the table, a total of 41 parking stalls over the
required amount have been provided. The subject site will utilize a shared parking
arrangement and as such, the proposed number of parking stalls appears to be
consistent with the requirements of the Zoning Ordinance.
Drive-through Service Lanes. The applicant is proposing four separate drive through
uses: a convenience food single lane drive through on Lot 3, a single lane drive through
car wash on Lot 2, a single lane drive through for the coffee shop within Lot 4 and a
double -lane drive through for the proposed bank on Lot 1. Section 20-21-9.1-1 of the
Zoning Ordinance requires drive-through uses to provide 180 feet of stacking space.
The submitted site plan indicates adequate stacking space for all four proposed drive
through uses. Additional conditions related to drive through uses such as
landscaping/screening, vehicle circulation, lighting and signage shall be addressed as a
part of each individual use's site and building plan review.
11
Utilities. The City is currently constructing trunk sanitary sewer and water utility
extensions within CSAH 42 that will provide access to the proposed uses on the subject
site (and Riverbend Mobile Home Park allowing for reclamation of the subject site). A
utility plan showing connections with the individual lots within the preliminary plat to the
trunk sanitary sewer and utility lines must be submitted prior to final platting of any of
the proposed lot/blocks for development. All utility plans are subject to the review and
approval of the City Engineer.
Grading Plan. A grading plan for the proposed development is required prior to final
platting any lots/blocks within the subject site. All grading issues are subject to review
and approval by the City Engineer.
Park Dedication Requirements. The applicant is not proposing to dedicate any land
for park purposes as a part of the preliminary plat. Therefore, the applicant shall be
required to pay a cash fee in lieu of land to satisfy park dedication requirements for the
proposed project at the time of final plat. The 2006 park dedication fee for commercial
developments is equivalent to $7,000 per gross acre for a total park dedication
requirement of $95,900.
Outlots. The preliminary plat illustrates three outlots. Outlots A and C encompass
proposed stormwater ponds. Outlot B is provided for the private driveway approach to
the CSAH 42 intersection. We recommend that Outlot B be platted as public right-of-
way dedicated to the City such that public control is maintained at the CSAH 42
intersection. The driveway within the right-of-way would remain under private
maintenance. We would also recommend that Outlots A and C be combined with
adjacent buildable lots with the stormwater ponds overlaid by drainage and utility
easements.
Easements. Section 21-7-15 of the Zoning Ordinance requires that drainage and utility
easements be established at the perimeter of all lots. A 10 foot easement is required at
the perimeter of all lots, except for the side lot lines where a 5 foot easement shall be
designated. Outlots A and Outlot C shall be overlaid with a drainage and utility
easement, subject to the review and approval of the City Engineer.
RECOMMENDATION
Darkenwald's Riverbend Company has submitted a preliminary plat requesting a
rezoning and establishment of access locations for the property located on the
southeast corner of the intersection of TH 101 and CSAH 42. A concept plan has also
been submitted which proposes a series of commercial buildings and the proposal is
consistent with the Zoning Ordinance requirements and the Comprehensive Plan. Staff
recommends approval of the preliminary plat PUD -CUP for Riverbend North subject to
the following conditions:
POSSIBLE ACTIONS
Decision 1 — Zoning Map Amendment
A. Motion to approve a Zoning Map amendment rezoning land to be included within
the Riverbend North Preliminary Plat to B-3 District based on a finding that the
request is consistent with the Comprehensive Plan.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance.
C. Motion to table.
Decision 2 — PUD-CUP/Preliminary Plat
A. Motion to approve the PUD-CUP/Preliminary Plat and concept plan for
Riverbend North, subject to the following conditions:
1. Approval of a preliminary plat shall not guarantee access to sanitary sewer
and water service. Such service is only guaranteed to projects with
approved final plats. Applicable SAC and WAC fees are to be paid at the
time of building permit approval and based upon the definition of each
building space.
2. The PUD -CUP and Preliminary Plat shall remain valid until 31 December
2009 or until approval of an initial final plat establishing lots/blocks and
execution of a development contract providing for phased development of
the subject site.
3. Cross access and parking easements shall be provided for Lots 1-7, Block
1, subject to the review and approval of City staff.
4. The allowed uses of each lot shall be the same as provided for within the
B-3 District.
5. Development of individual lots within the preliminary plat shall be subject
to site and building plan review or other approvals as may be required by
the Zoning Ordinance prior to issuance of a building permit.
6. The proposed access from CSAH 42 to shall be subject to approval by
Wright County and MNDoT. The developer shall be responsible for the
cost of any traffic control devices required at the CSAH 42 access.
7. Ouflot B shall be revised and dedicated as public right-of-way to the City
of Otsego.
6
8. All utility plans are subject to approval by the City Engineer.
9. All grading plans are subject to review and approval by the City Engineer.
10. The preliminary plat shall be revised to illustrate all easements as required
by Section 21-7-15 of the Subdivision Ordinance, subject to approval by
the City Engineer.
11. Park dedication requirements shall be determined and satisfied at the time
of final plat approval.
B. Motion to deny the request based on a finding that the application is not
consistent with the Comprehensive Plan and/or the Zoning and Subdivision
Ordinances.
C. Motion to table.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
John Darkenwald, Darkenwald's Riverbend, LLP
Chris Carda, RLK, Inc.
7
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—FUTURE TRAFFlC 9GN 4L
RIVERBEND NORTH
EXISTING ZONING: R-3
PROPOSED ZONING: B-3
TOTAL ACREAGE: 113.7 AC
IMPERVIOUS AREA: 18.4 AC
�"' • APPROXIMATE AREA OF WDOT TAKING
EXISTING FULL ACCESS
SITE DATA
•\ ,• �' Po. LOT/ LOTINFORMATION
••,;\ r \ I MK BUILDING AREA - 5,500 S0. FT.
'•� ,�01 /� REOIIIREO PARKING SPACES - 22 SPACES
,••,• d3 ,``G PROPOSED PARKING SPACES - 34 SPACES
/ LOT 1
POND Z C3I9BE
BUILDING AREA - 47 S 50. FT.
APPR0A A . REWIRED PARKING PARKIN SPACES - 47 SPACES
•\: , AI AREA % PROPOSED PARKING SPACES - 49 SPACES
, ,{+ MnpOi TAKING (INCLUDES 1) SPACES AT THE FUEL PUMP ISLANDS)
•`••\ IDI 1/ FUTURE TRAFFIC SIGNAL 3 FAST FOOD
" • •• , I �\ BUILDING AREA - 3.400 SO. FT.
{ �4
T REWIRED PARKING SPACES - 62 SPACES
PROPOSED PARKING SPACES - 62 SPACES
1 \O 4 COFFEE sHov
:•, 1, \l ,, j BUILDING AREA - 1.200 S0. FT.
REWIRED PARKING SPACES - 22 SPACES
`��•••,`,• I \, O V PROPOSED PARKING SPACES - 15 SPACES
!i ' \ % �/� `•. fro 5 OFFICE
I f RUILDINC AREA - 9.200 S0. R.
OT 7 REWIRED PARKING SPACES - 49 SPACES
PROPOSED PARKING SPACES - 54 SPACES
OPRO*ATE t A OF1 6 3 STORY HOTEL
•WIDOT, BUILDING AREA - 15,000
REWIRED PARKING SPACES - 105 SPACES
PROPOSED PARKING SPACES - 110 SPACES
7 RESTAURANT
LOT 6I i�• BUILDING AREA - 5,000 S0. FT. L 4 WTLOi C REQUIRED PARKING SPACES - 90 SPACES
i POND - PROPOSED PARKING SPACES - 91 SPACES
CONCEPT SITE PLAN INC THE FI THE MNDOT TAKE AREA AND
AREA FOR AND RIGHT
THE FINAL BOUNDARIES Of THE
{ I I TURNBACK AND RIGNT OF WAY ARE STILL BEING DETERMINED.
CSAH 42 FUTURE IMPROVEMENTS HAYS BEEN OBTAINED FROM
MNOOT AND ARE SIOM ON THIS PLAN.
I
EXHIBIT C
Riverbend North - Conce t Site PlanRLK
SGAL _
Otsego- MN Date: August 15- 2006
IIIIAnders on MN 55303 ``3 0
Assoc.,Inc. 3601 Thurston Avenue, Anoka,Anderson 4__ Phone: 763/427-5860 Fax: 763/427-0520
MEMORANDUM
To: Honorable Mayor and City Council
cc: Mike Robertson, City Administrator
Judy Hudson, City Clerk
Dan Licht, NAC
Ronald J. Wagner, P.E., City Engineer
John Darkenwald, Darkenwald's Riverbend Company II, LLC
John Dietrich, P.E. RLK Incorporated
From: Brent M. Larson, E.I.T.
Date: September 13, 2006
Re: Review of Riverbend North Commercial Development
We have reviewed the Preliminary Plat and Concept Site Plan dated 8/15/06 for the above-mentioned
development and offer the following comments:
Grading, Drainage, and Pollution Prevention Plan
1. A Grading Plan shall be submitted for review.
Preliminary Plat
1. The location, dimension, and purpose of all easements shall be shown on the preliminary plat.
2. All building setback lines shall be shown on preliminary plat.
The ownership and zoning of the adjacent land shall be identified.
4. All utilities within 150' of the plat boundaries shall be shown. The sanitary sewer and watermain
along the east side of the property shall be depicted. The size and inverts of all pipes shall be called
out.
5. A 75' R.O.W. shall be provided along all of CSAR 42.
Concept Site Plan
A preliminary utility plan shall be submitted. All public and private water, sanitary sewer and
storm sewer shall be depicted. Please note a minimum hydrant spacing of 300' (150'radius) is
required in all commercial, industrial, and multi -family residential developments.
C:\Documents and Settings\Karee\Local Settings\Temporary Internet Files\Content.IE5W4UT7K21\ot2315-
RiverBendNorthRV W l .doc
2. Centerline horizontal curve information and gradients, roadway widths, and typical cross-sections
shall be provided for all streets.
3. All streets shall have curb and gutter.
Other Comments
1. The hydrology report shall be submitted for review.
2. A statement certifying the environmental condition of the site is required.
3. Soil boring locations shall be depicted on the grading plans and a geotechnical report shall be
submitted. The geotechnical report shall have a recommended R -value for the street design.
The submittal is incomplete. Additional information and revised plans are required prior to being accepted
by the City Engineer. Due to the required review process by Wright County and the State of Minnesota to
obtain approval for entrance(s) off of CSAH 42 we recommend the city council approve the preliminary
plat contingent upon the above comments.
Hakanson
Anderson
CADocuments and Settings\KareeTocal Settings\TemAssoc., Internet Files\Content.IE5\N4� soc.,Inc.
RiverBendNorthRV W 1. doc
ITEM 3.2
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
PLANNING REPORT
TO:
FROM:
RE:
REPORT DATE
NAC FILE:
BACKGROUND
Otsego Planning Commission
Laurie Shives / Daniel Licht, AICP
Otsego — Riverbend South; Preliminary Plat / Concept Plan
11 September 2006
176.02 — 06.23
SUBMITTED:
CITY FILE:
15 August 2006
Darkenwald's Riverbend Company II, Inc. has submitted an application for a preliminary
plat of a 17 acre site located north of CSAH 37 and east of TH 101. The applicant is
proposing to construct a series of commercial buildings on the site. The proposed
subdivision consists of six commercial/retail lots, three outlots and street right-of-way.
The subject site is currently zoned 1-1, Limited Industrial District and A-1, Agricultural -
Rural Service District, but is guided for commercial uses by the Comprehensive Plan.
The applicant is requesting a rezoning from 1-1 District to B-3, General Business District
and a PUD -CUP to allow for shared parking and access easements.
Exhibits:
A. Site Location
B. Preliminary Plat
C. Concept Site Plan
ANALYSIS
Comprehensive Plan. The Comprehensive Plan guides the subject site for
commercial land uses. The applicant is proposing to develop the site with a variety of
commercial service and retail uses including a motor fuel station, restaurants and a drug
store. The concept plan proposal is consistent with the City's Comprehensive Plan.
Zoning. The subject site is currently zoned 1-1 District and A-1 District. The applicant
has submitted a concept plan for the site suggesting development of two retail buildings
totaling 16,000 square feet, a 3,400 square foot fast food restaurant, a 14,500 square
foot drug store, a 6,800 square foot restaurant and a 6,300 square foot gas station with
a car wash. The uses shown on the concept plan require a rezoning to B-3 District with
a PUD -CUP for shared access for the lots within Blocks 1 and 2. The requested
rezoning is consistent with the Comprehensive Plan. All proposed uses will be limited
to those uses allowed in the B-3 District and required to conform to B-3 District
performance standards.
Surrounding Land Uses. The subject site is surrounded by the following
existing/planned uses:
Direction
Land Use Plan
Zoning Map
Existing Use
North
HD Residential
R-7 District
Wetland
Front
R-3 District
Man. Home Park
East
M/HD Residential
R-7 District
Wildflower Meadow
20 feet
20+ feet
A-1 District
Single Family
South
Industrial
B-3 District
Anoka Equine
TH 101
West
M/HD Residential
R-7 District
The Pointe
TH 101
The primary compatibility issue exists to the east with development of Wildflower
Meadows as well as existing single family homes fronting to CSAH 37. The orientation
of the buildings along the east edge of the site together with separation across the
existing wetland will reduce these impacts. Specific attention must be given during the
site plan review process for Lots 2 and 3, Block 2 as to screening and site design to
ensure compatibility between the commercial and planned/existing residential uses.
In order to signify a change in land use between commercial and residential land uses
along 72nd Street, we recommend that a different street section east of the north
driveway to Lot 2, Block 2 be utilized. This street section may include a median and
reduced shoulders from the driveway to the east plat line to discourage commercial
traffic from entering the residential neighborhood.
Lot Area and Setbacks. Setback requirements for the B-3 District as well as those
being proposed by the applicant are shown in the table below:
2
Required
Proposed
Lot Area
1 acre
0.62 — 3.0 acres
Setbacks:
Front
30 feet
30+ feet
Side
10 feet
10+ feet
Rear
20 feet
20+ feet
Parking Setback
15 feet
15+ feet
Wetland Setback
40 feet
40 feet
2
As shown in the table, the proposed site plan is consistent with the setback
requirements for the B-3 District. Lots with less than one acre in area can be addressed
under a PUD -CUP, which may allow for flexibility in lot area standards provided that
access, circulation, parking and setback requirements are met. The concept plan
illustrates that the proposed lot arrangement is feasible in terms of the number of
principal buildings and compliance with applicable performance standards.
Final Plat. It is anticipated that the applicant will submit a final plat for City Council
approval establishing Blocks 1 and 2 as outlots and dedicating right-of-way for 72nd
Street. Approval of a final plat is necessary to memorialize the rezoning, PUD -CUP
and preliminary plat approval as actual development of the subject site is not anticipated
to occur until after the TH 101 project is complete in 2008. The final plat is subject to
review by City staff and approval by the City Council.
Access. Primary vehicle access to the subject site will be provided off of CSAH 37 via
an extension of 72nd Street at the intersection of the CSAH 37 ramps east of TH 101.
72nd Street NE is proposed to be constructed from CSAH 37 northeast to the eastern
edge of the Riverbend South preliminary plat where it will with the planned Wildflower
Meadow residential subdivision to the east.
A right -in access is proposed off of CSAH 37 approximately 370 feet east of the CSAH
37/72nd Street intersection. This access allows patrons of the commercial area
approaching the development to turn off of CSAH 37 before the CSAH 37/72nd Street
intersection, thus reducing traffic at the intersection. In this regard, City staff the
proposed right -in access to Block 2 is appropriate. There will also be no interference
with the CSAH 37/72nd Street intersection as traffic is not allowed to re-enter west
bound CSAH 37. The Northeast Wright County Transportation Plan specifies that full
accesses to CSAH 37 are to occur at eighth mile or 660 foot spacing between full
intersections. No requirement is specified for limited access intersection. The right -in
access is subject to Wright County approval.
The proposed lots within Blocks 1 and 2 must have cross access and parking
easements recorded as part of the PUD Development Agreement to ensure that traffic
can flow from one lot to another utilizing the proposed internal streets.
Site and Building Plan Review. The applicant has submitted the preliminary plat
application for the purpose of conveying public rights-of-way and securing access points
to the subject site. No specific users of the lots illustrated on the concept plan have
been identified. Prior to issuance of a building permit for any proposed building to be
located on the subject site, the applicant must submit an application for site and building
plan review for each lot including proposed building architecture and site landscaping,
lighting, signage, etc. Site and building plan review applications are subject to review
and approval by City staff, the Planning Commission and the City Council. Compliance
with all applicable performance standards for the users of each lot will be determined at
that time.
3
Pedestrian Access. The preliminary plat illustrates a sidewalk along the south and
east side of 72nd Street. Connections from the public sidewalk to the buildings on Lots
1, 2 and 4, Block 2 and Lots 1 and 2, Block 1 are shown, but not conveniently located.
Likewise, there is not good pedestrian access between the buildings within the two
blocks. We recommend that the concept plan be revised to add additional sidewalks
as shown on Exhibit C.
Off-street Parking. The applicant has identified general retail and commercial uses for
the subject site. The following calculation shows the number of parking spaces that
would be required for the proposed uses as stated in Section 20-21-9 of the Zoning
Ordinance.
Lot
Use
Requirement
Required
Stalls
Stalls
Provided
Net
Lot 1, Blk 1
Restaurant
1 stall/40sf seating
1 stall/80sf. kitchen
117
96
-21
Lot 2, Blk 2
Gas
1 stall/250sf.
23
38
+15
BLK 1 TOTAL
140
134
-6
Lot 1, Blk 2
Retail #2
1 stall/250sf.
13
28
+15
Lot 2, Blk 2
Retail #1
1 stall/250sf.
45
107
+62
Lot 3, Blk 2
Fast Food
1 stall/40sf seating
1 stall/80sf. kitchen
+15 stalls
84
38
-46
Lot 4, Blk 2
Drug Store
1 stall/250sf.
52
79
+27
BLK 3 TOTAL
194
252
+58
We have based the analysis of the concept plan parking assuming a shared parking
arrangement between the uses in Block 1 and Block 2. Block 1 shows a net deficit of
six parking stalls between the two proposed uses. Given that many retail patrons of the
convenience store may be expected to leave their vehicles at the pump islands, the six
stall deficit is not significant. The analysis of parking on Block 2 shows a surplus of 58
stalls. However, the parking deficit occurring at the fast food restaurant is a concern.
Additional parking should be added to Lot 3 on the south side of the building.
Additionally, sidewalks and crosswalk stripping will be required to ensure that
pedestrian access to Lot 3 from Lots 2 and 4 is available to off -set the on-site parking
deficit.
Drive-through Service Lanes. The applicant is proposing three separate drive through
uses for the a convenience food use on Lot 3, Block 2 the drug store on Lot 4, Block 2
and the car wash attached to the convenience gas station on Lot 2, Block 1. Section
20-21-9.0 of the Zoning Ordinance requires drive-through uses to provide 180 feet of
stacking space. The submitted site plan indicates at least 180 feet of stacking space for
both the fast food and car wash drive through uses. The drug store has 120 feet of
stacking space for the two-lane drive through, which should be adequate. The
northwest corner of the drug store building must include an island curb to direct traffic
exiting the drive through lane away from the building to improve visibility for vehicles
approaching from the south to the east of the building.
Ell
Grading Plan. A preliminary grading plan has been previously submitted for review by
the City Engineer. The applicant's intent is to grade the site in conjunction with earth
work on the Wildflower Meadows development. All grading plans are subject to the
review and approval of the City Engineer.
Utilities. The City is currently constructing trunk sanitary sewer and water utility
extensions that will provide immediate access to these services to the subject site. A
utility plan connecting the individual lots within the preliminary plat to the trunk sanitary
sewer and utility lines must be submitted before final platting any of the proposed
lots/blocks for development. All utility plans are subject to review and approval by the
City Engineer.
Outlots. The preliminary plat illustrates three outlots that are remnant parcels
encumbered by wetlands or gas line easement. Outlots A and B serve no purpose even
if conveyed to adjacent property owners and thus must be combined with adjacent
buildable lots within the plat. Outlot C may have some upland to the east of the wetland
that would be of benefit to the abutting property to the east. In accordance with Section
21-7-41 of the Subdivision Ordinance, Outlot C should be conveyed to the adjacent
property owner.
MNDoT Turnback. The concept plan illustrates the potential turnback of property
acquired by MNDoT for the TH 101 project at the intersection of CSAH 37 and 72nd
Street. The applicant, City staff and MNDoT staff are working cooperatively on this
issue. A drawing illustrating the incorporation of the turnback area as part of Lot 2,
Block 1, Lot 4, Block 2 and 72nd right-of-way must be submitted and agreed to as a
condition of preliminary plat approval.
Park Dedication Requirements. The applicant is not proposing to dedicate any land
for park purposes as a part of the preliminary plat. As such, the applicant is required to
pay a cash fee in lieu of land to satisfy park dedication requirements for the proposed
project at the time of final plat. The current 2006 park dedication fee for commercial
developments is equivalent to $7,000 per gross acre or $118,300.
Easements. Section 21-7-15 of the Zoning Ordinance requires that drainage and utility
easements be established at the perimeter of all lots within the preliminary plat. A 10
foot easement is required at the perimeter of the lot except over side lot lines, where 5
feet is required on each side. The area of Outlots A and B, which are to be combined
with adjacent buildable lots must be overlaid by drainage and utility easement. The
wetland and wetland buffer area of Outlot C must also be overlaid by drainage and
utility easement.
9
RECOMMENDATION
The applicant has submitted a preliminary plat for the purpose of establishing zoning
entitlements, access locations and dedication of public rights-of-way. A concept plan
related to the proposed preliminary plat demonstrates that the site maintains
consistency with the City's Comprehensive Plan and Zoning Ordinance requirements.
As such, we recommend approval of the preliminary plat PUD -CUP for Riverbend South
subject to the following conditions:
POSSIBLE ACTIONS
Decision 1 — Zoning Map Amendment
A. Motion to approve a Zoning Map amendment rezoning land to be included within
the Riverbend South Preliminary Plat to B-3 District based on a finding that the
request is consistent with the Comprehensive Plan.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance.
C. Motion to table.
Decision 2 — PUD-CUP/Preliminary Plat
A. Motion to approve the PUD-CUP/Preliminary Plat and concept plan for
Riverbend South, subject to the following conditions:
Approval of a preliminary plat shall not guarantee access to sanitary sewer
and water service. Such service is only guaranteed to projects with
approved final plats. Applicable SAC and WAC fees are to be paid at the
time of building permit approval and based upon the definition of each
building space.
2. The PUD -CUP and Preliminary Plat shall remain valid until 31 December
2009 or until approval of an initial final plat establishing lots/blocks and
execution of a development contract providing for phased development of
the subject site.
3. Cross access and parking easements shall be provided for Lots 1 and 2,
Block 1 and Lots 1-4, Block 2, subject to the review and approval of City
staff.
4. The allowed uses of each lot shall be the same as provided for within the
B-3 District.
0
5. Development of individual lots within the preliminary plat shall be subject
to site and building plan review or other approvals as may be required by
the Zoning Ordinance prior to issuance of a building permit.
6. Plans for 72nd Street west of the north driveway to Lot 2, Block 2 shall
provide for a single lane in each direction with a landscaped center
median subject to review and approval by City staff. All street construction
plans and rights-of-way are subject to review and approval by the City
Engineer.
7. The proposed right -in access from CSAH 37 to Block 2 shall be subject to
approval by Wright County.
8. The concept plan is revised to illustrate additional sidewalks as
recommended by City staff.
9. The concept plan for Lot 3, Block 2 is revised to provide additional on-site
parking and improved pedestrian connections, subject to City staff
approval.
10. The concept plan for Lot 4, Block 2 is revised to provide an island at the
northeast corner of the proposed building to direct vehicles exiting the
drive through away from the building to improve visibility of approaching
traffic from the south, subject to review and approval by City staff.
11. The preliminary plat is revised to combine Outlot A with Lot 1, Block 1 and
combine Outlot B with Lots 2 and 3, Block 2. In accordance with Section
21-7-4 of the Subdivision Ordinance, Outlot C shall be conveyed to the
abutting property owner to the east.
12. All grading plans are subject to approval by the City Engineer.
13. All utility plans are subject to approval by the City Engineer.
14. The preliminary plat shall be revised to illustrate all easements as required
by Section 21-7-15 of the Subdivision Ordinance, subject to approval by
the City Engineer.
15. Park dedication requirements shall be determined and satisfied at the time
of final plat approval.
B. Motion to deny the request based on a finding that the application is not
consistent with the Comprehensive Plan and/or the Zoning and Subdivision
Ordinances.
7
C. Motion to table.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
John Darkenwald, Darkenwald's Riverbend, LLP
Chris Carda, RLK, Inc.
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RIVERBEND SOUTH
�. �fp5n%IC'� / PROPOSED ZONNG' B-3
OUT -LO T A-- - --r- -
, TOTAL ACREAGE: 276.9 AC
n IMPERVIOUS AREA: 27.5 AC
RETAINING W I I �' REFER TO THE PRELIMINARY PLAT FOR BOUNDARY OF THE
216.9 AC SITE.
SITE DATA
BLOCK1
RESTAURANT 1�P' / /� I I LOT / DT INFORMATION
6,800 SF (�rJ j�1� J� 1 1 RESTAURANT
_ I
BUILDING AREA - 6.800 $0. FT.
I I REOUIRED PARKING SPACES - 102 SPACES
(��
6. 1 1 PROPOSED PARKING SPACES - 96 SPACES
a /^I IyI ylyl I�jI IFIL ISI I
96 STALLS
/ RETAIL /1
looLOT 1 2.500 sFtat/28 STALLS to7 ss
I I 2 GAS STATION
80/I000 BUILDING ARE
A - 6.300 S0. FT.
8,6/1000 SPACES 40 SPACES
I / / PE RED ROPOS DPARKING SPACES - 38 SPACES
, / BLOCK 2
iEm fI
-0 LOT 2 / 1 RETAIL 12
I _ /
REQUIRED PARKING SPACES - JS SPACES3 500 FT.
r LOT I - C— II ,/OU TLOT B I PROPOSED PARKING SPACES - 28 SPACES
- _ - _ 4 RETAINING WALL
:. 38 STALLS - 2 RETAIL /1
<., 6.0/1000 LOT 2 WETLAND BUILDING AREA - 12.500 SO. FT.
L REWIRED PARKING SPACES -63 SPACES
PROPOSED PARKING SPACES - 107 SPACES
LOT 4
Ir�A ',•a I I LOT 3 I \ \ 1 U 3 RFAST F
EWIRED PRARNNG SPACES - Ja SPACESFT
21:
g pl I �`' ) PROPOSED PARKING SPACES - 38 SPACES
` o< /
u " DRUG STORE _ Q I / / O a DRIB— .TORE
14.500 SE Ino QQQyg J BUILDING AREA - 14.500 S0. FT.
__ ___ __ ____________ �o 8`� REWIRED PARKING SPACES - 58 SPACES
PROPOSEO PARKING SPACES - 79 SPACES
NN VIg 1 2p0. Q
' II I 1 / WE
o-
- /BUFFER CONCEPT SITE PLAN INCULDES THE YNDOT TAKE AREA AND
POTENTIµ MNDOT I 1 / SETBACK I AREA FOR TURNBACK. THE FINAL BOUNDARIES OF THE
t! 1 R.O.W TURNBACKj714 1 LL / TURNBACK AND RIGHT OF WAY ARE STILL BEING DETERMINED.
T CSAR 37 FUTURE IMPROVEMENTS NAVE BEEN OBTAINED FROM
MNDOT AND ME SHOWN ON THIS PLAN.
. ---
--------
-- --------- KE
77
- — —
______________,:.,,.._ MNDOi TAKE AREA �`RIGHT IN FROM
70TH STREET NE (CSAR 97) _,,:,______° ..::..:::..::. ... __;::;___:__:-- ------------------------------ -
----
-------------------------- --------------------------------------------
_____fUlUflE 1f1AFI'IC $I(XjA� __________. _.-- __.._-____.___.. _.. .__.__.._..___--...-..
_____________________________ __________ ______________ _ - .-___.._....___.___..------------
_, ----------- - -EXHIBIT C
RIX W Riverbend South - Concept Site Plan
SCAIF IN FEET
va uiniiii
Otsego, MN Date: August 15, 2006
Hakanson t`� 1
Anderson 3601 Thurston Avenue, Anoka, MN 55303 ()
1 Assoc
ndersInc. Phone: 763/427-5860 Fax: 763/427-0520
MEMORANDUM
To: Honorable Mayor and City Council
cc: Mike Robertson, City Administrator
Judy Hudson, City Clerk
Dan Licht, NAC
Ronald J. Wagner, P.E., City Engineer
John Darkenwald, Darkenwald's Riverbend Company II, LLC
John Dietrich, P.E. RLK Incorporated
From: Brent M. Larson, E.I.T.
Date: September 13, 2006
Re: Review of Riverbend South Commercial Development
We have reviewed the Preliminary Plat and Concept Site Plan dated 8/15/06 for the above-mentioned
development and offer the following comments:
Mass Grading, Drainage, and Pollution Prevention Plan
1. A Mass Grading Plan dated 7/13/06 was previously reviewed commented on. Comments from the
review letter dated July 19, 2006 have not been addressed. A revised grading plan shall be
submitted for approval.
Preliminary Plat
The location, dimension, and purpose of all easements shall be shown on the preliminary plat.
2. All building setback lines shall be shown on preliminary plat.
3. A minimum wetland buffer of 20' shall be shown around wetlands. A primary building setback of
40' from the delineated edge of all wetlands or 20' from the wetland buffer (which ever is greater)
is required.
4. The ownership and zoning of the adjacent land shall be identified.
5. All utilities within 150' of the plat boundaries shall be shown. The sanitary sewer and watermain
along the east side of the property shall be depicted. The size and inverts of all pipes shall be called
out.
6. A 75' R.O.W. shall be provided along all of CSAH 37.
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Concept Site Plan
1. A preliminary utility plan shall be submitted. All public and private water, sanitary sewer and
storm sewer shall be depicted. Please note a minimum hydrant spacing of 300' (150'radius) is
required in all commercial, industrial, and multi -family residential developments.
2. Centerline horizontal curve information and gradients, roadway widths, and typical cross-sections
shall be provided for all streets.
3. All streets shall have curb and gutter.
Other Comments
1. The hydrology report for the adjacent residential development appears to cover the proposed
commercial development in the existing and proposed runoff conditions, but the commercial site is
modeled with a CN of only 65. The site shall be modeled with a fully developed curve number in
the runoff calculations. Please provide this information.
2. A statement certifying the environmental condition of the site is required.
3. Soil boring locations shall be depicted on the grading plans and a geotechnical report shall be
submitted. The geotechnical report shall have a recommended R -value for the street design.
The submittal is incomplete. Additional information and revised plans are required prior to being accepted
by the City Engineer. Due to the required review process by Wright County and the State of Minnesota to
obtain approval for entrance(s) off of CSAH 42 we recommend the city council approve the preliminary
plat contingent upon the above comments.
Hakanson
Anderson
CADocuments and Settings\Karee\Local Settings\Temporary Internet Fi1es\Content.lE5\N4 Assoc., Inc.
RiverBendSoutftRV W 1.doc
ITEM 3.3
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners4nacplanning.com
PLANNING REPORT
TO:
FROM:
RE:
REPORT DATE
NAC FILE:
BACKGROUND
Otsego Planning Commission
Daniel Licht, AICP
Otsego —Anoka Equine; Expansion Site Plan/Plat
11 September 2006
176.02 — 06.25
ACTION DATE: 22 October 2006
CITY FILE: 2006-40
Anoka Equine Properties has developed plans for expansion of the existing veterinary
clinic located at the southwest corner of TH 101 and CSAH 37. The plans prepared by
Anoka Equine Properties propose a 4,600 square foot future expansion of the existing
clinic building, future construction of a 2,000 square foot office and 10,040 arena east of
the existing clinic building and a 6,940 square foot breeding barn/hay storage building at
the southwest corner of the property. These expansion plans are being brought forward
in conjunction with several surrounding construction and development projects each
affecting the veterinary clinic including the TH 101/CSAH 37 interchange, extension of
Queens Avenue south of CSAH 37 and grading for Gateway North Business Park.
These projects necessitate connection of the existing veterinary clinic to municipal
utilities, grading of the Anoka Equine site to provide access to Queens Avenue and
consolidation of parcels comprising the site as the result of new right-of-way boundaries
for TH 101, transfer of property from Duke Realty to Anoka Equine and dedication of
right-of-way for Queens Avenue.
Exhibits:
A. Site location
B. Preliminary Plat/Site Plan
C. Grading Plan
D. Utility Plan
ANALYSIS
Comprehensive Plan. The Comprehensive Plan guides the Anoka Equine site for
future industrial uses. Given the changes occurring in the area with regards to TH 101
and development of the Gateway North Business Park, continued use of the property
for a commercial business may be appropriate long term. This would allow for
continuation and expansion of the existing Anoka Equine Clinic or future redevelopment
with retail, service or office uses. In-place expansion of the existing business is most
certainly consistent with the intent of the Comprehensive Plan. City staff will be
proposing an amendment to the Future Land Use Plan along the Queens Avenue
corridor between CSAH 37 and 60th Street in response to the alignment of Queens
Avenue. Re -designation of the subject site for commercial uses can be done as part of
that amendment.
Zoning. The existing Anoka Equine site is zoned B-3, General Business District which
allows veterinary clinics as a permitted use. Portions of the site being consolidated with
the existing Anoka Equine property are zoned A-1, Agriculture Rural Service District and
1-2, General Industrial District. The applicant is requesting that the entire property be
zoned B-3 District consistent with the existing and planned use of the property.
Building Plans. The future office/arena and breeding barn/hay storage buildings
shown on the site plan are conceptual at this time. Architectural plans for these
buildings have not been prepared. Prior to application for a building permit,
architectural plans for expansion of the existing building and the office/arena must be
submitted for review by the Planning Commission and City Council. The breeding
barn/hay storage building is an accessory structure that may be approved
administratively by City staff. All of the buildings must comply with the building material
requirements of Section 20-17-4.A and B of the Zoning Ordinance.
Lot Requirements. Lots within the B-3 District must have a minimum area of one acre
and minimum width of 200 feet of width abutting a public street. The proposed lot has
an area of 8.1 acres and is 320 feet wide along its east line to Queens Avenue. The
area and width of the proposed lot exceeds minimum B-3 District lot requirements.
Setbacks. The table below illustrates required setbacks applicable to the subject site:
TH 101
CSAH 37
Queens Ave.
South
Wetland
30ft.
30ft.
30ft.
20ft.
40ft.
The proposed expansion of the existing building encroaches to within 10 feet of the
west plat line, whereas a 30 foot setback is required from the right-of-way for the CSAH
37 exit ramp. As an accessory structure, the proposed breeding barn is not subject to
the 40 foot setback wetland setback. However, the requirement for a 20 foot no disturb
buffer applies from the approximate wetland boundary and the building encroaches
within the buffer area (as well as an existing drainage and utility easement), which may
be effected by the proposed grading plan and wetland filling. The location of these
buildings must be revised to comply with applicable setbacks or buffers. The proposed
office/arena building location is compliant with all setbacks.
2
Access. Anoka Equine currently has one access from CSAH 37. This access will be
limited to right-in/out only as part of the TH 101 and Queens Avenue project due to
intersection spacing requirements along CSA 37 established by the Northeast Wright
County Transportation Plan. In order to ensure full access and adequate circulation for
people bringing horses to/from the clinic, the site plan proposes construction of a new
access to Queens Avenue on the east side of the property. This access will allow
truck/trailers to enter from east CSAH 37 into the site and drive out to Queens Avenue,
north to CSAH 37 again. For trucks/trailers coming west on CSAH 37, a left turn at
Queens and right turn into the site is necessary. These trucks/trailers would then exit
the site at CSAH 37 making a right turn to go east. The location of the access to CSAH
37 is unchanged from the existing driveway and the driveway to Queens Avenue has
been coordinated with the Queens Avenue construction plans prepared by the City
Engineer to meet necessary spacing and visibility requirements.
Off -Street Parking/Loading. Off-street parking requirements for the existing clinic
have been based on three stalls per veterinary doctor on staff. The submitted site plan
calculates required parking based on manufacturing use requirements equaling 33
stalls. The site plan provides 41 parking stalls. This calculation is acceptable in that
most of the single vehicle parking will be clinic staff. Persons bringing or picking up
horses at the clinic would likely be driving a truck/trailer combination that would utilize
the loading area east of the existing building and south of the proposed building.
The driveways and parking areas for the single vehicle stalls are to be surfaced with
asphalt and surrounded by curbing as required by the Zoning Ordinance. The loading
area east of the existing building and south of the proposed building and extending to
the breeding barn is proposed to be gravel surface. A gravel surface is required for the
safety of the horses being loaded/unloaded and can be allowed by Section 20-21-
4.H.12 of the Zoning Ordinance. Gates at the north and east accesses to the loading
area ensure that general vehicle traffic does not enter the area with a gravel surface,
although the primary reason for the gates is the safety of the horses. The gravel
surface must be maintained to adequately control dust and drainage.
Utilities. Construction of the exit ramp from north TH 101 to CSAH 37 will destroy the
existing septic drainfield serving Anoka Equine. As such, a utility plan to connect the
existing clinic and future buildings to trunk sanitary sewer and water utilities being
installed in Queens Avenue has been submitted. The utility plan is subject to approval
by the City Engineer. Anoka Equine has been metering their water usage to aid in
determining applicable SAC/WAC fees that must be paid at such time as the clinic
connects to sanitary sewer and water services. Anoka Equine may request that the
SAC/WAC fees be assessed, which can be decided by the City Council at a future date.
Grading Plan. Anoka Equine has developed a grading plan for the proposed site plan
in coordination with the grading for the Gateway North Business Park and construction
of Queens Avenue. Concurrent grading of the Gateway North Business Park site and
the subject site allows for balancing dirt across the two properties to raise the Anoka
Equine site. The grading plan for the subject site includes a retaining wall along the
south property line. The retaining wall encroaches into the existing wetland, which is
proposed to be mitigated at the southeast corner of the subject site. Where the
retaining wall is more than four feet tall, the plans for the wall must be prepared by a
Civil Engineer and a fence is required at the top of the wall. The grading plan also
provides areas for storm water ponds within the subject site to accommodate
stormwater runoff from the subject site and Queens Avenue. All grading plans are
subject to review and approval of the City Engineer.
Easements. The preliminary/final plat illustrates a 10 foot drainage and utility
easement at the perimeter of the subject site. The preliminary/final plat also provides
drainage and utility easements over the ponding areas along Queens Avenue and the
ponding area and wetland along the south portion of the property. All easements are
subject to review and approval of the City Engineer.
Park Dedication. Approval of a preliminary/final plat typically requires dedication of
land and/or cash fees in lieu of land for development of the City's park system. The
proposed preliminary/final plat is being considered to adjust parcel boundaries and
consolidate parcels under common ownership. To this end, no new lots are being
established and park and trail dedication requirements do not apply.
RECOMMENDATION
The proposed Anoka Equine preliminary/final plat, grading plan and utility plan has been
anticipated by City staff and prepared in consideration of the TH 101 project,
construction of Queens Avenue and development of the Gateway North Business Park.
The planned expansion of this existing business is viewed as positive from a land use
perspective and is consistent with the intent of the Comprehensive Plan. Our office
recommends that the applications be approved as outlined below.
POSSIBLE ACTIONS
Decision 1 — Zoning Map Amendment
A. Motion to approve a Zoning Map amendment rezoning the subject site to B-3
District to accommodate in-place expansion of an existing building and
consolidation of existing properties consistent with the Comprehensive Plan.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan.
C. Motion to table.
In
Decision 2 — Preliminary/Final Plat and Site Plans
A. Motion to approve a Preliminary/Final Plat and site plans for Anoka Equine
subject to the following conditions:
Prior to application for a building permit for expansion of existing principal
buildings or construction of second principal buildings, architectural plans
shall be submitted and are subject to site and building plan review and/or
approval of a conditional use permit for more than one principal building
on a lot.
2. The site plan is revised such that all proposed buildings are setback a
minimum of 30 feet from the TH 101 right-of-way.
3. The site plan is revised such that all principal buildings are setback a
minimum of 40 feet from the final delineated edge of all wetlands with a 20
foot no -disturb buffer. No accessory buildings shall encroach within the
required buffer area.
4. The gravel surface within the horse loading area shall be maintained to
control dust and drainage.
5. All grading plans, utility plans and easements are subject to review and
approval of the City Engineer.
6. A final plat suitable for recording and consistent with the approved
preliminary plat shall be submitted and is subject to approval of City staff.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Kevin Voller, Anoka Equine Properties
Jay Hill, Schoell Madson
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EXHIBIT B M
O.TOEY SGWXIL MADSM
GRADING k EROSION CONTROL NOTES 1 1 l ♦ / , �. _ y - Cdl 48 Hwra Mlwl digging
I.
--TOA SHLLl CONTACT •GOPHER STAR ONE GLL' WIMw 1W0 WOIMpIG GYS PRNa roM 1 _ �,� To [� ,i I GOPHER STAT ON ./
suvATloN/ cprsTRucTpx roR DrYm LouTaNs. rwH cnws uETRo .wG: I I; \ `moi 1 Twin Cilia, Ara- 651-450-0002
♦s♦ DDDx oa TOLL -IEE ,ego zsz Ilea ,s.,w
x. cDNrlwaoR SxNE DOD NOSY TN[ LaGT10N5 No NEVATNHs M Ex sTwc urY1TE5 AND ! 2 1 1 ^-YN.
TOO Fraa 1-800 -252-1166
TDPDCWPH�c rGTUREs PnYa ro srAM a sM cn.DlNc. THE coNrwcTOR swuTt()N yy _
ITOT-111 HOINY THE PROJEC1 FNpEFR M ANY pSCRFPNICES On VMN1xlN5. ' A6 3iL1 } .�- It..7i4,5H
J`i SJ '61+58 Jt-U'ws 2T .. BJl _
3. CpT1RAC10R SMALL M RESPp15WlE FOR ALL HOMZOMN uo VERIKK CGTIRp -^ _ _ .... I -T �_ _ _ _-- � -.. � --�-"_^_,��� �-• - -
♦. INSINL RnMETEn ER0-1 CONTRM NN TREE PROTCCTWN YGSURES BEFORE WGNN NG
SHE GRAGNG ACIMIIES. SOME EROSXw COMRMS SUCH AS CMCNS NNHPORME _„- _
la ---
S POxDS uAY M Ix5TAl1E0 AS CRAD NG OCCURS N THE SFINEcww ARG .1T {
Esi�buSnED. s TNNOUGnpn THE GMDING PROcf55 AHD UupE wHFN TURr Has BEEN .. �. , IN OAS _ GSA y EY:,S� 8 ` IEE .♦cam i -P_1
k=+11 1 1.1
Wf l
5. THE CONRUCIM SW1E CON51RUC1 ORPwUGE BCLNS P'RpR To MNEUE 511E fAAGNG. I'- I - .__ II _
6. COHIU . ro ADERE TO Nl REWaEHDTTS M THE WNNESOTA POLI.NWN CONTROL A 1 /+ I - \I I• -_..._- EAR
MExCY x.PD.E.S PERWT. apUpxG ME REGNREMNr TO MwNOE THE ARU -KET N '•.� II / / .. - 1)ypbp,0i '
GRAGHG AI AM' GNx IYTE AND ro CWPlE1C HIRE RESt� - WRMN THE TNIE REOua[D I / / � r _ \ • .l:
W
. THE
1ERWr AFTER c= rlpl -.-
7.
GRAMf w M MG _____
]. All ETT\ISED SpL AREAS WIIMN ,00 RET M A WAER M THE -TE OFT NrY STaRMWATER ' 1... �. ' IT ♦ l
CONVEIANCE MTEY WIYCx IS CONNECTED TO A WAIFA K THE STALE WKr Bf SIMUEEO T� \ ,1 1 ' )z• f HWI =683 i
wm ] GYS (SRFPFA 1TlAr1 ].1 YOPES), 14 GYS 00:T TO 11 SlOPES). OIT 21 GYS 1 I / q, IW¢ 902k. kM.h-[ - \' I SWI -
(-ER TNAfI 10'1).' ♦ .. 66 i.:
B. ALL pMMRUCIION ENIMPKES SxNl BC SINHAC(D WIBI CT,ISxED ROCx ACIro55 /LNL WUM .. 1 I i 'N \
ROY EMT -E Pole TO W FRl MTo THE COH-OOH xOHE. SEC DETAE. 1
Y. MMr PxpECTnx rs r0 M ➢SED DURwc caNSTR11cTIox. SR MTAk. 1 .• i 1 i •� I ♦ v,x �D AICA 1 (,i QUEENS AVENUE PONDS
Drosla Ix>.Nrta uLavaEs 'OE M wsTALun Nre YNxrAwED Ix McoRowcf WIx 1 I �Fl� I o+R z•' AND ASSOCIATED STORM
D. cm, YUT[RVED psm Cl MD Ps. PfRWTM ��) r -�. t<N3i. oa ) 1 SEWER BY OTHERS.
1T. 111E COMRA<Tpl SMNl YNNTNM Nl EROSgN CONTROL YGSURES. THE w T
Nc1A1pNG
w THE RFAWAL 1 rf ') I p t°Pu.0 T1 YOJO 1 1
-TION Eo mT rRpN w SET FENCES D➢ROUR-WGTI(N1 a _ -
,,. NWOAM Fxrs1N0 E1TOSlON C= AHD LRR
[XK11NG f1U5UN COH,Rp DrsrpTBFD BY cONSTRUCIUN.
IJ. CONIM4 pT S FETE AOprgxW iUIPOxuM proLON Cw1rXOL WVNES AS 1 �y' %
Fpt CGKTRUCTXM. �/'1 � - .+r� Nl �•••
1♦. N!I EXMSS SFJNMEM M PROPOSED eAVNS SHALL BE REYOVFD BY THE COMRApOR. 1'•/ I - "' I _ 1 / - J4;
I5. N1rpE All EROSION cONTRw MG NIfS N"IfR NGRATT1x K ESIrHIKIED. 1 1 \ = Y'
r9lDQ Y�.
TCswu uuort ,ul saaS un sFDiWHI TRAptfO axlo [nsrwG SMFErs j , E I /` ♦ 1 •f `` �+/ .__.
THE
I] E BLOWNG pIST MCMES A NGSNEE l,E COMRACIpT SMALL APPLY YARn FRW A IAMt - - 7-. gam'-._ ��� J \\ Sy
IRMx TO
TB. -El AOJACEM STREETS IX AccoR .E MM CIR REOWREYENR.
TY. wsP[cr [nosax caLmM DN♦cEs AFRR EACH RARwAu AND AT LEAST DNLr DDR He %r row 1 1' `` '- :T / + .
a �
PRMONGEO RANFNl. WYEOYIFEY REPAR FALLEO ON FAUNG EROSION CONIPM DN10E5. I t I A ____ __
___
Y /I
x0. SmREI1T RE1grAl 5[DIMEM MPo51T5 SITYl M RE- AETER EACH SIpTY EVEM.
xT. AMY URETT BE
I M TO
COT-
AREA TWf En HE E CONG M. E NO LOIX'ER �1 �' « ,� _ ` /Y J. • _ \ I.. -
R�THTHE SWLL BEG WI TO CO DRY WMI THE FXKTwG CRIDE, RE-, AND SEfOED .
M MPROPRUR SFFD WX AS OGECEO BT 1K
2----- CONSISr OFALL SOIL ENCOUNTERED ON lxf SITE MAH / I /►
EXCEMRN OF -- DEBRIS dM W1ENYl .0 OTHER
$I— T-1 ANO GPANUWt FLL AT IDCATgNS -1fD
2J. EN51WG GRIMA.1n WTERVLS SIWl SE S[GREGRD AND SRICRPAED
x♦. CM1 OA
-OY SHALL STRIP S1Y1cMIEE Aire RF SPRUO EXTIMG SNE El ro PROWIE t' -w •t( Yy -_�.
DR1MCxK55 W p TIaBFD ARDS TO R SOODFD OR SEFMD. UC[M ITN1' _
BpAEVAIro ARFAs MTWEFN TIE mER REm a rw. AND PROPosfn Brox a cure. . a, rev - / - • _�
sSTMOFAPEElOP50E ADUCfM To M NGl1 w YYYS ran RFSREAOYU W rNE BpAEVARDS % 3• - -.1 �.�.
A PUpIC URRY SfRNCE LYES ME NSINIED � • T / /
25. OUT- OF SIMET RIGH -OF WAYS. MP ET -K 1oP5pl F-4 1D MGHM
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HG / / / -- .. • - ,. •. i '
CC011RSTL OIION. D CONSTRUCTOPSpL Nq RF ESIABUSM NRF COVER AFTEP T..
xa. NwsrAwlnH CcON--
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w M. roSTRm
ucllrWc AND (ABLE ry K coYPUTEn. �P / E «� NWT.
SUBGRA--0BBD.B / I
x]. DE [xGYATUx -L M "Ith Y AFTER EXGVATWN ro HNP orTSET / ��? �' i - I IWL-881.'
MET STABERY T EVS DUE TO WATER SEEPAGE OR STEEP SLOPES. WHEN PMW NEM
SURfAM YAT- -ENI TO E STNG PANMENT. RTE EXE -HON SHALL BE ET-FIELFE1
ROYPII.Y TO AvpO UTAERWWxG M T11E LOSE. PANYfM. g
28. K YIGl1 :SMALL EX -TE DRAYUDE TRENCHCS TO FOLLOW PROPOSED STORM MWFA
a� Y,
N. GRAM$ $110wH ARE N1rswED GUMS, COMRAcl011 SHALL RWGN GRADE 10
fIEVAiWH, IGVE STREET READY Epi SUIwUsf.
l
XE rNN GnADCW roIERAMEs ME :Dx FEET OF RAN cRrnEs. WETLAND BOUNDRY TO BE DELINEATED LEGEND
/� PRIOR TO GRADING. NO WETLAND
]l. ALL UM55 WTERAL. BlrwxW SUNACNG. CONCRCIE nEYS MOF THFD NEIN PROPOSED EXISTING
OFJLS. ANO OTHER UXSIAOIE nW5 SMALL MCOYE 111E w THE CONIRICIOR L'Y���
AxD vLul BE wsPosFn aR THE cptsmucnou v1E. / / --
FILLING
Jx. CBpUlI�DINCGI,M MKO PREVEN5T NPLOEIgFpWGt aMRA AHO SL M D CRW�G T
ALLOWED UNTIL WETLAND
NDMro MITIGATION PERMITTING IS COMPLETED.
ONE
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AUNSlYEM15 TO GWDWG PLWS MF REWafD. ................ PIreKR1Y I1NF
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k1F PAVNOnS COIPICT THE
,IPPER nNR rFFr M SUBGRAM TO ,ODR UXF
PRM1. DFNSDT AT OPIYAW 1IOISnIM COHTDrr AIxI YSx StA N PRp:rpl MNSITY �! � 1 ` w :• ________ ________ UKEI ', �
M,DW TME UPPFIt Haff FEET w SUBORADE OUKgf w PAVFMEM MGs COWAp ,� I •
EYBWKYEMS 10 YSx STAIgMD PROCTOIT D[N511Y. C� B��iMHi
3♦. ilaF MSIOM K SROWG M A[COIwIVTCE IRM WipOT b]a. SEED K WXURF YOB AT -.... / I ~_Y - gy{p/MWF
T MULCH T YOx COhPAM W. q5C AHC." wfllw0 ` r
auDwPoG 6SM MIIt1UPExER AT xs wUNos Pfn rCRE WL/HD pYrEP K uxpDT 5B AT , ` 1 E'
RR A[R[. WIM EROSxM CDNIPOL BI.WOEf. (MSfALL ONLY wNEPE GRp1xp
DISIWBFD) ALL SEEOfD MEAS ARE TO RECCE TYPE I WN.CII NTD Orsc AN[Ma OTT
EROSNII CpNROL BVMU. -.� �� PFRCEM w GRAM
J5. SLOPES AT J:T OR STEEPEN, MD/pt WKTE MpGTED ON 11E PLMS SNNE M SFEMD ATp LL�'RK -•~- w _ E
MAN A orosOx CONIxOI TTPE W 9NYtN NSrALEID On WT M NTOROSFFMD Y11x ODODNODD- MEEKTOFEIT -H.
FENCE -BEFORE
Je. NGTMN WATER ELEVAnON K M ENdNEEAWG TESTY REUTED TO TIE VpUWE1PIC CMACITY / x H0.0 -1 ETEVAII(IN
OII TOOT C oPERnrIw M A PDNDRW AREA 0 p%S NOT .PLT A IYPIGL SURUCE
EE--. E POxOwG MG OR ,TWT WMfn WNL M RETANW M THE --^'^
NORNLL BA55. Q L..n....".....,.A BUYIIMG
0 SO 1. 1S
J], ALL CONIpNIs k SPOr NEVAlUHS ME TO SUBGPIM. STREET 51TBGPAM rs ].0' B6pw ALL ELEVATIONS AND CONTOURS BASED UPON NGVO 1988. ROCK CMSIMICOW ENMNNE
fWSHlD GUM. PAD MFA SUBGPIDE K 1.0' BFEAY FMKI1Eo GiIDE.
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EXHIBIT D
58 8
Hakanson �
Anderson 3601 Thurston Avenue, Anoka, MN 55303 6-1 O
Phone: 763/427-5860 Fax: 763/427-0520
luAssoc.,Inc.
MEMORANDUM
To: Honorable Mayor and City Council
cc: Mike Robertson, Administrator
Judy Hudson, Clerk
Dan Licht, NAC
Andy MacArthur, City Attorney
Kevin Voller, Anoka Equine Properties, Inc.
Jay R. Hill, P.E. Schoell Madson
From: Brent M. Larson, E.I.T.
Date: September 12, 2006
Re: Anoka Equine Property
We have reviewed the Preliminary Plans, dated 8/22/06, for the above -referenced project and would offer
the following comments:
Title Sheet
The owner/developer's contact information is required.
Existing Conditions
The name of the owner and zoning of adjacent properties shall be identified. The information for
the properties to the east and north is not readable.
2. Benchmarks are required on each sheet and shall use the NGVD 1929 Adj. Datum.
3. The Normal and 100 -yr High Water Level elevations are required for the pond north of CSAH 37.
4. The type and size of all storm sewer pipes within 150' shall be depicted.
5. A legend is needed.
Preliminary Plat Plan
1. A legend is needed.
2. The edge of the Paddock near the Breeding Barn is 85' from the Centerline of the Hwy 101 Off -
ramp. Verify MnDOT setback requirements.
3. Label the NWL and the HWL elevations of the ponds and wetlands.
C:\Documents and Settings\Karee\Local Settings\Temporary Internet Files\Content.IE5W4UT7K21\ot2500Anoka
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4. The area in near Queens Avenue, north of the entrance driveway is identified as a pond. This area
is in effect not a pond but a ditch to carry the runoff from the CSAH 37 ditch to the sedimentation
pond south of Anoka Equines driveway.
5. Round the R.O.W. at the intersection of CSAH 37 and Queens Avenue for ease of small utilities
installation.
6. The area in the southeast corner of the plat (a triangle approximately 200' x 330') is shown as
Outlot A in the Gateway North final plat sent 5/15/06.
Preliminary Grading, Drainage, and Erosion Control
1. Elevations, contours, and benchmarks shall be based the NGVD 1929 Adj. Datum.
2. The NWL, 2 -yr HWL, 10 -yr HWL, and 100 -yr HWL elevations for all ponds are needed. The
NWL, 2 -yr HWL, 10 -yr HWL, and 100 -yr HWL elevations for the city pond south of the new
driveway entrance are 882.75, 883.33, 884.03, and 884.65 respectively.
3. An emergency overflow (E.O.F.) elevation shall be called out for the pond north of the Breeding
Barn.
4. The runoff from the paved and gravel drive areas shall be routed to the pond north of the Breeding
Barn or to the city pond south of the entrance at Queens Avenue. It does not appear that the entire
runoff from the gravel parking lot behind the Arena will reach a sedimentation pond. Currently, a
swale appears to carry this area's runoff to the edge of the parking area and over the retaining wall
directly to the wetland.
5. The swale behind the Area has an approximate grade of 0.7%. We suggest providing more grade
through this swale to reduce the chance of standing water within the parking area.
6. The runoff from the paddocks directly enters the adjacent wetland. Verify that this runoff will flow
offsite through natural vegetation prior to entering the wetland.
7. The storm sewer pipe from the sedimentation pond north of the Breeding Building has a grade of
approximately 7.8%. This could generate a discharge velocity of approximately 13 fps. Erosion at
the discharge point in the wetland is of great concern at this velocity. We suggest a drop manhole
and a flatter final pipe slope prior to discharging to the wetland.
Preliminary Utility Plan
The class of the 6" DIP watermain is mislabeled.
2. Please call out the 8"x 6" reducer at the connection to the 8" city watermain stub.
3. The curb stop locations depicted for the three separate 1 1/2"Hakanson
services vary in distance from the connection point. Please point Anderson
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out the locations on they will be located in the plans. Keeping them at a similar distance from the
watermain connection may help in locating them in the field.
4. There is approximately 1.15' of separation between the 6" sanitary sewer service to Breeding Barn
and the 12" storm sewer pipe out of the pond. A minimum of 12" of separation with insulation is or
2' without insulation is required at the sanitary sewer and storm sewer crossing.
5. The sanitary sewer service invert elevations at the Existing building and at the Arena do not agree
with the pipe grades. Please verify and revise.
6. The agreement with Wright County and the State to allow full an entrance at Queens Avenue is
dictated on a Right In - Right Out only at the Anoka Equine entrance off of CSAH 37. Please revise
the plans to depict a Right In - Right Out entrance at CSAH 37.
7. The storm water runoff shall be routed to the ditch north of the Queens entrance or the pond south
of it. Allowing the runoff to flow to the Queens Avenue catch basins is an option but the inlet
spread capacity of the casting and the street must be verified.
8. The note to insulate over the sanitary sewer pipe at Queens Avenue shall also apply to the
watermain pipe in this location.
Details
A detail of the sanitary sewer cleanouts is required.
Other Comments
A hydrology report shall be submitted.
2. The adjacent wetland is proposed to be filled in the southwest corner of the site. The wetland shall
be delineated and all wetland permits shall be completed prior to start of grading or construction.
3. Statement certifying environmental condition of site is needed.
We recommend approval contingent upon the above comments.
Hakanson
Anderson
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ITEM 3.4
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 783.231.2555 Facsimile: 783.231.2581 plan nersCcOnacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Foster Lake Substation CUP
REPORT DATE: 12 September 2006 ACTION DATE: 23 October 2006
NAC FILE: 176.02 — 06.21 CITY FILE: 2006-41
BACKGROUND
Wright Hennepin Cooperative Electric Association has submitted plans for development
of an electric substation to be located on an approximate 1.52 acre parcel located along
60th Street between Oakwood Avenue and Packard Avenue. The electric substation is
needed to meet future service needs within the east urban service expansion areas
designated by the Comprehensive Plan and areas of the City of St. Michael to the
south. Actual construction of the substation is not anticipated to occur until 2009.
The subject site is zoned A-1, Agriculture Rural Service District. Public regulated utility
structures are allowed in the A-1 District as a conditional use and are subject to the
requirements for essential services established by Section 20-32-4 of the Zoning
Ordinance. A conditional use permit allowing for the substation lot to be less than the
20 acre minimum lot size established for the A-1 District in accordance with Section 20-
32-5.13 of the Zoning Ordinance is also required.
Fxhihitc-
A. Site location
B. Site Plan
C. Grading Plan.
D. Landscape Plan
ANALYSIS
Comprehensive Plan. The Comprehensive Plan guides the subject site for future low
density residential development at the southwest corner of Urban Service Expansion
Area E2. City staff would not expect sanitary sewer and water utilities to be available to
the eastern portions of the E2 area for at least 10 years based on the amount of
developable land within the current sewer district and adopted sewer staging plan.
Development of essential services such as the substation that are needed to support
existing and planned future uses is promoted by the Comprehensive Plan as part of the
City's growth management policies. As such, acquisition and development of the
proposed substation is consistent with the intent and policies of the Comprehensive
Plan.
Zoning. The subject site is zoned A-1 District. Essential services are allowed in this
district as a conditional use subject to the specific performance standards outlined in
Section 20-32-4 of the Zoning Ordinance. Essential services such as the proposed
substation are incidental to and required by the existing and planned growth occurring
within the City of Otsego and City of St. Michael.
Section 20-4-6 of the Zoning Ordinance requires utilization of a conditional use permit
within one year from the date of approval or the permit expires. The applicant has
requested an extension of the implementation requirement as part of their request as
construction is not anticipated to occur until 2009. Given the need for the applicant to
acquire a site for a future substation in advance of actual demand, the request for the
extension is appropriate.
Surrounding Land Uses. The subject site is surrounded by the following
existing/planned uses:
Direction
Land Use Plan
Zoning Map
Existing Use
North
LD Residential
A-1 District
Ag
field
East
LD LL Residential
A-1 District
Ag
field
South - St. Michael
LD Residential
???
Ag
field
West
LD Residential
A-1 District
Ag
field
The proposed substation will be surrounded in the future by planned low density
residential neighborhoods. The site will be separated from the future neighborhoods in
Otsego to the west, north and east by an existing wetland and landscaping to be
installed around the substation for screening. Future neighborhoods to the south in St.
Michael will be separated from the proposed substation by 60th Street, which is a
planned collector street by the separate Otsego, St. Michael and Northeast Wright
County Transportation Plans, and screened by landscaping. The location of the site
and proposed landscaping will be adequate to ensure compatibility of the substation
with surrounding future uses.
2
Lot Requirements. The proposed substation is to be developed upon an approximate
1.52 acre parcel to be subdivided from a larger 80 acre tract. The site of the substation
is at the southeast corner of the 80 acre tract and is physically separated from the
balance of the property by a large wetland. City staff considers the parcel to be well
suited for the proposed use for even with sanitary sewer and water, the shape of the
site has limited opportunity for development. A certificate of survey has been submitted
to complete an administrative subdivision of the proposed substation site from the 80
acre tract.
The subdivision of a lot within the A-1 District is subject to a minimum lot area
requirement of 20 acres and minimum lot width of 450 feet. The proposed site is
approximately 1.52 acres in area and is 528 feet wide along 601h Street. The area of the
proposed site is less than required within the A-1 District. However, Section 20-32-5.B
of the Zoning Ordinance allows sites reserved for essential services to be less than the
specified dimensions required by the Zoning District in which they are located as a
conditional use. The conditions for allowing a lot with less than the dimensions required
by the Zoning District are that a deed restriction is recorded on the lot prohibiting sale or
transfer of the property for a use other than an essential service and that all setbacks
are met. The deed restriction will be a condition of approval. The table below illustrates
proposed setbacks for the proposed substation site, which complies with applicable
setbacks:
60 Street
East
West
North
Required 30ft.
10ft.
10ft.
50ft.
Proposed 30ft.
loft.
139ft.
55ft.
Access. 60th Street is currently a gravel surface roadway within a 66 foot prescriptive
easement. The site plan provides 40 feet of right-of-way for the north half of 60th Street
to allow for a future upgrade to an urban collector street when traffic warrants. Access
to the site will be off of one 24 foot wide driveway to 60th Street. The design of the
driveway from the existing rural section street must conform to the specifications
established by the Engineering Manual and is subject to approval by the City Engineer.
Off -Street Parking. The Zoning Ordinance requires provision of off-street parking for
vehicles anticipated to be at the site. Traffic generated by the site is anticipated to be
limited to occasional service vehicles. There is sufficient space within the gated area of
the site just off of the driveway access to accommodate vehicle parking. Section 20-21-
4.H.12 of the Zoning Ordinance allows gravel surfaced parking areas and driveways for
essential services.
Security. The proposed substation is to be surrounded by a chain link fence. The
fence is setback 10 feet from the south and east property lines, 120 feet from the west
property line and 36 feet from the north property line. No details regarding construction
of the fence are specified. Section 20-16-6.K of the Zoning Ordinance allows the
proposed fence to be eight feet tall with barbed wire on arms projecting into the property
not lower than seven feet above grade.
Structures. The structures at the proposed substation will consist of two tower facilities
and two 570 square foot equipment buildings. A photo submitted of a similar substation
site shows these buildings to be one story structures with metal roofs and siding. The
equipment buildings must be constructed of concrete block or other masonry materials
as required by Section 20-174A of the Zoning Ordinance. A metal roof is allowed.
Screening. The Zoning Ordinance requires that essential services be screened from
view of adjacent properties. The applicant has submitted a proposed landscaping plan
to install five gallon Dogwood shrubs along the south, east and northeast sides of the
subject site and six foot black hills spuce trees along the west, north and east sides of
the site. The applicant has indicated that they may install now those plantings to the
west, north and east of the substation that would not interfere with construction of the
site in 2009. These plantings will provide an effective screen of the site as required by
the Zoning Ordinance and installing some now will provide an opportunity for the plants
to grow and provide even more effective screening by the time the substation is
constructed.
Grading Plan. The applicant has submitted a grading plan for development of the
proposed substation, which is subject to review and approval of the City Engineer. The
grading plan illustrates the 20 foot buffer required by Section 20-16-9.E of the Zoning
Ordinance at the edge of the wetland on the north side of the property. The wetland
and wetland buffer must be overlaid by drainage and utility easement.
RECOMMENDATION
The application for construction of an electric substation is advance planning for
providing needed essential services to areas of future development within the Cities of
Otsego and St. Michael. The proposed site of the substation provides an ideal location
to separate the use from future neighborhoods with additional screening to ensure
compatibility. The proposed conditional use meets the applicable performance
standards for essential services within an A-1 District and our office recommends
approval as set forth below.
POSSIBLE ACTIONS
A. Motion to approve a CUP for an electric substation within an A-1 District, subject
to the following stipulations:
The conditional use permit shall remain valid until 31 December 2010
unless a request to extend the permit is approved in accordance with
Section 20-4-6 of the Zoning Ordinance.
2. A deed restriction shall be recorded on the lot prohibiting sale or transfer
of the property for a use other than an essential service unless the
property is rezoned to a district where the lot meets all requirements.
M
3. Access to the lot from 60th Street shall be subject to approval by the City
Engineer.
4. The security fence shall comply with Section 20-16-8.K of the Zoning
Ordinance.
5. All buildings shall comply with the material requirements of Section 20-17-
4.A of the Zoning Ordinance.
6. The wetland and wetland buffer required by Section 20-17-9.E of the
Zoning Ordinance shall be overlaid by drainage and utility easement.
7. All grading plans are subject to review and approval by the City Engineer.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan and performance standards required by the 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
Marc Weigle, St. Michael Community Development Director
Wayne Baurnschmitt, Wright -Hennepin
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MEMORANDUM
To: Honorable Mayor and City Council
cc: Mike Robertson, Administrator
Judy Hudson, Clerk
Dan Licht, NAC
Andy MacArthur, City Attorney
Wayne Bauernschmidtt, Wright -Hennepin Cooperative Electric Association
Nick Nowacki, P.E. Meyer-Rohlin, Inc.
From: Brent M Larson, E.I.T.
Date: September 13, 2006
Re: Wright -Hennepin Substation — Foster Lake
We have reviewed the Site and Grading Plans, dated 7/24/06, submitted with the Development Application
requesting a CUP for an Electric District Substation for the above -referenced project and would offer the
following comments:
The benchmark and all elevations shall be based on the NGVD 1929 datum.
2 Adjacent land zoning (A-1) shall be depicted.
3. A signature line for Mr. Ronald J. Wagner, P.E. City Engineer must be provided on the Site and
Grading Plans.
We recommend approval contingent upon the above comments.
C:\Documents and Settings\Karee\Local Settings\Temporary Internet Files\Content.IE5\N4UT7K2I\ot2500Wrigh-Henn
substation.doc
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 ners(a-nacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 8 September 2006
RE: Otsego — Comprehensive Plan; NW Quadrant of CSAH 42/85th St.
NAC FILE: 176.08 — 06.05
BACKGROUND
The City of Otsego has undertaken improvements to CSAH 42 between CSAH 39 and
85th Street to expand the roadway to a four lane urban section with turn signals at 85th
Street and 87th Street. To complete the project, the City has had to acquire right-of-way
for the roadway along the west side of CSAH 42.
One of the properties from which the City is acquiring right-of-way is the 40 acre parcel
owned by Mr. Kevin Lefebvre at the northwest corner of CSAH 42 and 85th Street. As
part of the discussions regarding acquisition of the right-of-way for CSAH 42, the
property owners have sought assurances as to the extent of potential future commercial
development of the property is to be allowed.
In order to provide the property owners with the certainty they seek regarding future use
of the property and also to provide greater clarification to developers, the City has
initiated an amendment of the Future Land Use Plan affecting the area northwest of
CSAH 42 and 85th Street.
Exhibits:
A. Existing Future Land Use Plan
B. City staff development concept
C. Proposed Future Land Use Plan (detail)
ANALYSIS
Existing Conditions. The proposed Comprehensive Plan amendment is a review of
the future land uses guided to develop on the 80 acres west of CSAH 42 between
CSAH 39 and 85th Street. To the west of this area are existing one acre single family
lots. There are eight properties within the study area. The Lefebvre property is the
largest at 40 acres with the remaining seven properties are located in the north half of
the study area and are all approximately five acres in area. Future access from CSAH
39 will likely be limited to a right in/out across from the frontage road intersection on the
north side of the roadway. Access to CSAH 42 will be allowed with a right in/out at 88th
Street and full access from the signalized intersection at 87th Street. Access to 85th
Street will likely be limited to right in/out at 84th Street/Parkview Avenue and full
movement at Park Avenue.
Existing Future Land Use Plan. The existing Future Land Use Plan guides the east
half of the study area fronting to CSAH 42 between CSAH 39 and 85th Street and those
four parcels fronting CSAH 39 totaling approximately 50 gross acres (not including
future rights-of-way) for commercial uses. This land use is intended to take advantage
of visibility, access and business interchange factors to support retail, service and office
businesses as part of the City's primary commercial area focused at the intersection of
CSAH 42 and CSAH 39. The other approximate 30 gross acres of the study area are
guided for medium to high density residential land uses as a transition between the
existing one acre single family lots and planned commercial uses fronting CSAH 39 and
CSAH 42.
City Staff Concept Sketch. Increased development of commercial uses in the CSAH
39 and CSAH 42 area has resulted in several inquiries from property owners and
developers regarding potential development of the study area. To better address these
inquiries, City staff prepared a concept sketch for how the area may be anticipated to
redevelop. We would note that the only street extensions likely to be mandatory for
development in this area are the commercial street loop from 88th Street/CSAH 42 to
87th Street/CSAH 42 and the residential street connection from 85th Street/Park Avenue
to 88th Street at the west line of the study area. The need for the other street
connections shown on the concept plan will be dependent upon actual development
plans that are proposed.
The concept plan is generally consistent with the current Future Land Use Plan. The
primary difference is that the east -to -west width of planned commercial land uses
fronting CSAH 42, which is 220 feet west of the north -south centerline of the 80 acre
study area. The commercial area shown on the sketch plan is greater to allow for
commercial lots fronting both the east and west sides of future Parkview Avenue north
of 85th Street. The area guided for residential land uses between the commercial land
uses fronting CSAH 42 and existing one acre single family lots to the west is still
sufficient to accommodate one block of R -4A District size single family lots, the
extension of Park Avenue and another block of R-4 District size single family lots
consistent with the transition illustrated on the current Future Land Use Plan.
2
In that the boundaries of the various land uses designated on the Future Land Use plan
are subject to interpretation in consideration of specific development proposals, City
staff does not view the differences between the current Future Land Use Plan and the
concept plan to be significant. In fact, the increase in commercial area is positive both
from expanding opportunities for additional retail, service and office business locations,
additional employment opportunities and the effects of commercial development on the
City's tax base.
Amended Future Land Use Plan. In agreeing to provide the City with the right-of-way
needed for the CSAH 42 project, the Lefebvre's are seeking greater certainty that
development of their property would be allowed as shown on the concept plan prepared
by City staff.
To this end, the City has initiated an amendment to the Future Land Use Plan to shift
the boundary between the future commercial and residential land uses in the study area
220 feet to the west. The net result is that the Future Land Use Plan would guide
approximately 57 gross acres of the study area for commercial land uses. The
remaining 23 gross acres of the study area would be guided for Low -to -Medium Density
residential land uses consistent with the City's policy to provide R -4A District single
family lots abutting existing one acre single family lots. The low to medium density
residential designation would allow for either R-4 or R-5 District single family lots or R-5
District twin homes on the east side of Park Avenue abutting the rear of the commercial
area.
The proposed amendment to the Future Land Use Plan also designates approximately
two acres at the northwest corner of 85th Street and Park Avenue for public and quasi -
public land uses. Another element of the agreement between the City and Mr. and Mrs.
Lefebvre is that the City would purchase this site for development of a future fire station
utilizing fire service funds. As long as the Future Land Use Map is being amended to
address the boundary issue between planned commercial and residential areas, it
makes sense to also identify the public use planned at this location. The City will need
to initiate a rezoning to INS District and preliminary/final plat for the fire station site in
order to finalize the transaction.
As stated by the Comprehensive Plan, the Future Land Use Plan is not an entitlement
to development. Rather, the Future Land Use Plan is a guide to anticipated
development that will occur over time. As such, it is emphasized that any proposed
development within the study area consistent with the proposed amendment of the
Future Land Use Plan must be fully evaluated in consideration of the City's interim land
use plan policies for consistency with growth management policies and adequate
infrastructure capacities to support the planned uses at the time of development.
CONCLUSION
The amendment of the Future Land Use Plan initiated by the City of Otsego for the area
west of CSAH 42 between CSAH 39 and 85th Street is not a significant change, but a
clarification as to the uses anticipated to develop in this area over time. The change is
positive in that the area guided for future commercial uses is increased by
approximately seven acres to provide greater opportunities for new businesses in the
City's primary commercial area. At the same time, the change is consistent with the
City's policies for providing a transitional land use pattern between intensive commercial
areas and residential neighborhoods, especially those existing neighborhoods
developed with one acre single family lots. Our office recommends approval of the
POSSIBLE ACTIONS
A. Motion to approve an amendment to the Future Land Use Plan in accordance
with Exhibit C based on a finding that the action is consistent with the policies of
the Comprehensive Plan.
B. Motion to deny the application based on a finding that the request is inconsistent
with the policies of the Comprehensive Plan.
C. Motion to table.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Kevin Lefebvre, property owner
0
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ITEM 3.6
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: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 12 September 2006
RE: Otsego — Zoning Ordinance; Public accessory buildings
NAC FILE: 176.02 — 06.21
BACKGROUND
The City Council recently approved accessory salt storage buildings for the City Public
Works Building and Wright County Highway Department Substation. The construction
of these buildings includes a roof comprised of fabric stretched over a frame. In
approving the Wright County building, the City Council also directed that the Planning
Commission consider an amendment to the Zoning Ordinance text restricting use of
building materials such as those to be used for the City of Otsego and Wright County
salt storage buildings to public uses.
Exhibits:
A. Draft Zoning Ordinance Amendment
ANALYSIS
The need for the type of building being constructed for salt storage at both the City and
County facilities is directly related to MPCA requirements and the corrosive nature of
the material being stored. However, proliferation of this type of building material is not
viewed as consistent with the City's goals for high quality, low maintenance buildings.
The fabric roof is not considered to be as durable material as those specified by the
Zoning Ordinance as being allowed for commercial and industrial type buildings.
Because the salt sheds at the City public works site and Wright County substation are
public facilities, there is some assurance that the buildings will be maintained properly
and not be allowed to become nuisances.
It may be expected that a business has a potential need for using a building material
like the fabric roof for reasons similar to that of the City and County. In such cases,
Section 20-16-4.1 of the Zoning Ordinance would allow for use of alternative materials or
construction to be considered as a conditional use permit. Under the conditional use
permit process, the City would have the ability to ensure that there is a demonstrated,
non -economic need for the proposed building and that the building is maintained to a
high standard.
A draft text amendment consistent with the direction of the City Council is attached as
Exhibit A for consideration.
RECOMMENDATION
City staff recommends approval of the proposed amendment regarding accessory
building materials.
POSSIBLE ACTIONS
A. Motion to approve a Zoning Ordinance amendment regarding allowed accessory
building materials as drafted.
B. Motion to deny the proposed Zoning Ordinance amendment based on a finding
that the request is inconsistent with the Comprehensive Plan and intent of the
Zoning Ordinance.
C. Motion to table.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Tim Rochel, Building Official
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
2
ORDINANCE NO.: 2006 -
CITY OF OTSEGO
COUNTY OF WRIGHT, MINNESOTA
AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY OF OTSEGO
RELATED TO ALLOWED ACCESSORY BUILDING MATERIALS.
THE CITY COUNCIL OF THE CITY OF OTSEGO DOES HEREBY ORDAIN:
Section 1. Section 20-16-4.G. of the Zoning Ordinance is hereby amended to read
as follows:
G.
Except for public uses or as may be expressly allowed by this Chapter
or by conditional use permit subject to Section 20-16-4.1 of this
Chapter, the same or suitable quality exterior finish building materials
used for the principal building
and allowed by Section 20-17-4 of this Chapter shall be used in all
accessory buildings over one hundred fifty (150) square feet�e
2. The design of all accessory buildings shall e4so be compatible with
that of the principal building on the lot. "Compatible" means that the
exterior appearance of the accessory building is similar to the
principal building from an aesthetic, building material and architectural
standpoint so as not to cause a difference to a degree to cause an
incongruity ' ; or jonropentenn n.
a nuisance. The City shall
also give consideration to the function of the accessory building when
evaluating its compatibility with the design of the _principal buildina for
the purposes of this section.
23. Pole buildings as defined by this Chapter are allowed as a permitted
accessory structure within the A-1 and A-2 District provided that:
a. The lot or parcel lies within the Rural Service Area or Urban
Service Reserve Area, as defined by the Comprehensive
Plan.
b. The lot or parcel on which the building is to be constructed has
an area of five (5) acres or greater.
.Section 2. This Ordinance shall become effective immediately upon its passage
and publication and the filling of a final plat.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the Otsego City Council this 25th day of September, 2006.
CITY OF OTSEGO
w
Larry Fournier, Mayor
ATTEST:
Judy Hudson, Zoning Administrator/City Clerk
V