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11-20-00 PCr Hakanson l Anderson 3601 Thurston Avenue, Suite 101, Anoka, MN 5� p3 Assoc., Inc. Phone: 763/427-5860 Fax: 763/427-0520 i October 30, 2000 Thomas D. Juergens Anoka Equine Veterinary Service 16445 N.E. 70th Street Otsego, MN 55330 RE: Building Expansion 2001 Dear Mr. Juergens, 12 60 We have reviewed the architect's drawing of the site and have the following comments and concerns: 1. In 1998, there was a requirement by our staff that an "as -built" drawing of the site be provided to the City. A copy of the drainfield location is in our files from 1993. However, an "as -built" of the 1998 expansion has not been provided to our office. The current expansion will need a more detailed site plan showing existing facilities such as, but not limited to, septic tank, drain field, well, driveway, parking, buildings, wetlands, etc. Contours need to provide for any elevation changes proposed. 2. There is no mechanical plan to determine if additional sewage treatment is required. Both existing and alternate drainfields must be shown on the site plan. Any drainfield change must be submitted and current standards met with respect to the ordinance. 3. The drainage issue needs further review with the additional building creating more hard surface. There would be no requirement for storm water runoff rate control, however water quality is the issue that needs to be addressed. The wetlands are large enough to handle the rate control issue. A NURP pond will be required on site for water quality. We will make this letter available to the planning commission and city staff for their review. If you have further questions, please contact the City staff or myself. Yours truly ON ASSOCIATES, INC. e,G. Mshak, P.E. LGK:ck cc: Mike Robertson, Administrator Elaine Beatty, Clerky Civil er' Municipal Dan Licht, NAC Engineering �� Jerry Olson, Building Inspector Land Surveying for \\Ha01\Shared Docs\Municipal\AOTSEGO\2227\ot2227til.doc 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 nac@winternet.com PLANNING REPORT 0 TO: Otsego Mayor and City Council Otsego Planning Commission FROM: Daniel Licht DATE: 1 November 2000 RE: Otsego - Anoka Equine Veterinary Clinic FILE NO.: 176.02 - 00.32 BACKGROUND Anoka Equine Veterinary Clinic is proposing an expansion of their 5,540 square foot facility located at the southeast corner of TH 101 and 70' Street. The proposed 7,190 square foot expansion consists of two treatment areas, a lab, break room, feed room and 5,400 square foot riding arena. The subject site is within the Sanitary Sewer Service District outlined by the Comprehensive Plan and is guided for commercial land use. The subject parcel is zoned A-1, Agricultural Rural Service District. Veterinary clinics are allow within the A-1 District as a conditional use. A conditional use permit for the original facility was approved by the City Council in February 1993. An amendment to the CUP was approved in June 1998. This recent expansion proposal also requires consideration of an amendment of the CUP pursuant to Section 4 of the Zoning Ordinance. The applicant has also requested that the City consider an amendment of the Zoning Ordinance to allow pole building construction as a principal building. Exhibits: A. Site Location B. Site Plan C. Building Plans D. Floor Plans ANALYSIS Criteria. In considering an amendment of the CUP allowing a veterinary clinic use of the subject site to accommodate the proposed expansion, the Planning Commission and City Council shall base their decision in part on the factors outlined in Section 20-4-2.17 of the Zoning Ordinance: 1. The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment. The subject site is planned for future commercial uses that would take advantage of access and visibility to TH 101 and available sanitary sewer. In the interim, the site is planned for continued agricultural uses. The existing use is an appropriate bridge between the interim plan and ultimate land use plan as it is both agricultural and commercial in nature. However, the a portion of the proposed building is inconsistent with the direction of the Comprehensive Plan to encourage the highest quality building construction and materials within planned commercial areas in that pole construction with vertical metal siding is proposed, which is not allowed by the Zoning Ordinance. 2. The proposed use's compatibility with present and future land uses of the area. Comment. Surrounding land uses include single family residential to the east and north and agricultural uses to the south. The site has been previously found to have adequate screening in terms of natural vegetation to buffer the surrounding residential uses. As such, the facility is expected to be compatible with surrounding uses, provided all performance standards are met. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment: The proposed use will be required to conform with all applicable Performance standards. 4. The proposed use's effect upon the area in which it is proposed. Comment: In place expansion of an existing business along the TH 101 corridoris a positive contribution to the community in terms of tax base, services and further utilization of prime commercial land in an area anticipated to develop with urban commercial businesses. 5. The proposed use's impact upon property values of the area in which it is proposed. Planning Report - Anoka Vet Services CUP Page 2 Comment: Although no study has been completed, the proposed use is not anticipated to negatively impact area property values provided all performance standards are satisfied. 6. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. Comment: The subject site is served by 70' Street, which was designed as a county road. The only issue with the site expansion is access to the right-of-way, which is regulated by MNDoT as part of the TH 101 expansion. 7. The proposed use's impact upon existing public services and facilities including parks, schools, streets, and utilities and its potential to overburden the City's service capacity. Comment: The proposed use is not anticipated to have a negative impact to the City's service capacity provided that adequate on-site utilities are provided and maintained until such time as City services may be extended to the area. Animals. Section 27 of the Zoning Ordinance outlines specific regulations for the keeping of animals generally and farm animals such as horses. A condition of the CUP amendment should be that the use conform with these performance standards. Lot Requirements. The following table illustrates the applicable lot requirements of the A-1 District. All said requirements have been found to be complied with. Building Expansion. The expansion of the existing building includes two parts. The first part is abuts the existing building and includes the aforementioned treatment areas, lab, break room and lab. This part of the expansion is basically an extension of the existing building with the same exterior rock face concrete block facade and roof line with fiberglass shingles. This segment of the building is consistent with the requirements of Section 20-17-4 of the Zoning Ordinance. The larger element of the building expansion is a 5,400 square foot riding arena with a clay floor that is attached to the principal building. This portion of the building is proposed with a pole foundation and dirt floor. Section 20-17-4. A of the Zoning Ordinance requires that all buildings provide a continuous foundation and that pole building construction for a Planning Report - Anoka Vet Services CUP Page 3 Lot Area Lot Width Setbacks Front Side Side Rear Required 1 ac. 150 ft. 65 ft. 65 ft. 30 ft. 50 ft. Proposed +/-62 ac. 846 ft. 127 ft. 550 ft. 180 ft. 2,060 ft. Building Expansion. The expansion of the existing building includes two parts. The first part is abuts the existing building and includes the aforementioned treatment areas, lab, break room and lab. This part of the expansion is basically an extension of the existing building with the same exterior rock face concrete block facade and roof line with fiberglass shingles. This segment of the building is consistent with the requirements of Section 20-17-4 of the Zoning Ordinance. The larger element of the building expansion is a 5,400 square foot riding arena with a clay floor that is attached to the principal building. This portion of the building is proposed with a pole foundation and dirt floor. Section 20-17-4. A of the Zoning Ordinance requires that all buildings provide a continuous foundation and that pole building construction for a Planning Report - Anoka Vet Services CUP Page 3 principal use is limited to farming operations only. The arena portion of the building expansion is not consistent with these requirements. The building expansion must be revised such that the arena is provided a continuous foundation in conformance with the Zoning Ordinance. This requirement does not preclude use of a clay floor. The applicant has requested that the City consider a possible amendment to the Zoning Ordinance to allow the pole structure. This provision of the Zoning Ordinance was just amended in October to eliminate the allowance for pole buildings by CUP based upon existing practice and the policies of the Comprehensive Plan encouraging the highest quality building construction. The findings of fact regarding the City Council's approval of the amendment should be consulted for specific discussion of the issue. The Planning Commission and City Council should take specific action on this request as part of any motion. The exterior of the arena portion of the building is to have a vertical metal siding with a metal roof. Because the use is within the A-1 District, the general exterior finish requirements of Section 20-17-4-.3 of the Zoning Ordinance apply. While the use of metal siding is consistent with these provisions, we believe that the change in materials between the medical facility and arena compromises the architectural quality of the existing structure. Obviously, cost is a factor in selecting building materials for this structure. However, the City may wish to require use of horizontal lap siding which has a less agricultural appearance or less similarity to lower quality industrial buildings than vertical siding. At a minimum, the colors utilized for the facade and roof of the two building segments should be the same. Buildings within the A-1 District are limited to a height of 45 feet. The existing building and medical facility element of the expansion have a defined height of 15 feet. The arena portion of the proposed building expansion has a defined height of 19 feet. The building expansion includes cupolas the same as those on the existing building, which are exempt from the height limit requirements. Existing Pole Building. There is an existing detached pole building on the subject site, which is designated to be removed. This structure would be considered a non -conforming structure under the City's present building requirements. Therefore, its removal is considered positive. Off -Street Parking/Loading. The provision of off-street parking for the subject use have been based on a requirement that at least three spaces be provided per veterinary doctor on staff. Based upon previous staffing levels, this equated to nine parking stalls. The applicant will need to provide documentation of current staffing levels and the provision of adequate on site parking to satisfy this ratio. The previous CUPs required that off-street parking areas be asphalt surfaced with curb and that the stalls be painted onto the site. The submitted site plan does not adequately detail existing or proposed conditions surrounding the building to verify compliance. Planning Report - Anoka Vet Services CUP Page 4 The site has an animal loading area on the east side of the building. This area does not have a hard surface for the safety and health of the animals. As this area is separated from the main access by a gate, it has been allowed as part of the previous CUP applications. Waste. The handling of trash, medical waste and manure are all potential issues with the proposed use. Medical waste is required to be disposed of in accordance with Heath Department standards. Manure should be controlled as necessary to control odors and flies, as well as MPCA requirements. Any other trash should be stored within the building or within containers kept within an enclosure. Lighting. The proposed building expansion includes the addition of wall pack lighting on the northeast side of the building (facing east) and decorative fixtures on the southwest side of the building (facing TH 101). The wall pack lighting should be installed with a 90 degree horizontal cutoff to ensure that the light is downcast and does not cause glare. Grading. The site plan illustrates proposed grading to accommodate the building expansion. All grading and drainage issues are subject to review and approval of the City Engineer. Utilities. The proposed building expansion includes facilities that may generate additional sewage that would need to be treated by on-site systems. The submitted plans do not include information regarding existing utilities or any expansions. This information should be provided for the City Engineer's review and approval. Access. MNDoT required the applicant to obtain an access permit when the facility was expanded in 1998 due to the proximity of the curb cut to TH 101, which is MNDoT right-of- way. The applicant should provide documentation as to whether such a permit is necessary with this expansion and if such a permit has been obtained. CONCLUSION AND RECOMMENDATION The proposed expansion of the Anoka Equine Veterinary Clinic is generally appropriate from a use standpoint as an appropriate transition from agricultural commercial to planned urban commercial uses of the area. There are a number of issues to be addressed with the submitted site plan, however. First is the use of pole building construction for a portion of the building expansion. Pole buildings have not been allowed as a principal building for uses other than agricultural uses as a matter of policy in Otsego. The City Council recently approved an amendment to the building requirements section of the Zoning Ordinance eliminating the allowance for pole buildings as a principal use by CUP on the basis of this policy and the direction of the Comprehensive Plan to encourage the highest quality building standards within the Planning Report - Anoka Vet Services CUP Page 5 community, especially within planned commercial areas. Although this is a policy issue to be decided by City Officials, we believe it would be unwise to undue the recent amendment based upon this situation. The area is planned for urban commercial uses and the proposed pole building structure would be inconsistent with the desired character. Regardless of the City Council's final action on the amendment request, we do believe the CUP amendment is appropriate given a general consistency with the Comprehensive Plan and Zoning Ordinance, subject to the conditions outline under Option B.1, below. However, the Planning Commission and City Council may table the action to allow the applicant an opportunity to address said conditions prior to final approval. A. Zoning Ordinance Amendment 1. Motion to approve an amendment to Section 20-17-4.A.6 of the Zoning Ordinance to restore the previous language allowing pole buildings as a principal building by CUP based upon a finding that the action is consistent with the Comprehensive Plan. 2. Motion to deny a request to amend Section 20-17-4.A.6 of the Zoning Ordinance to allow pole buildings as a principal building by CUP based upon a finding that the action is inconsistent with the Comprehensive Plan. 3. Motion to table the application (Specific direction should be provided to the applicant and or City Staff for further information). B. Conditional Use Permit Amendment 1. Motion to approve a CUP amendment for expansion of Anoka Equine Veterinary Service subject to the following conditions: a. The site is developed in conformance with previous CUP conditions and the following plans and specifications, except as may be amended herein: (1) Site Plan dated 10/16/00 (2) Building and Floor Plan Sheets Al -A4 dated 10/16/00 b. The site plan is revised to provide all information outlined by Section 20-4-4 of the Zoning Ordinance, unless specifically exempted by City Staff. C. All animals are kept in compliance with the performance standards of Section 27 of the Zoning Ordinance. Planning Report - Anoka Vet Services CUP Page 6 d. The building plans are revised to provide a continuous foundation for the arena, use horizontal lap metal siding for the arena and color schemes that are consistent with the existing structure. e. The applicant provide documentation as to staff levels and the ration of parking stalls provided on site. f. All waste is handled in accordance with applicable regulations, agency rules and the Otsego Zoning Ordinance. g. Lighting installed on the subject site must have a 90 degree horizontal cut-off. h. All grading and utility issues are subject to review and approval of the City Engineer. i. The applicant provide documentation that MNDoT access permits requirements have been satisfied related to this current expansion. j. Comments of other City staff. 2. Motion to deny the requested CUP amendment based upon a finding that the action is inconsistent with the Comprehensive Plan and Zoning Ordinance. pc. Mike Robertson Elaine Beatty Judy Hudson Larry Koshak Andy MacArthur Tom Juergens Planning Report - Anoka Vet Services CUP Page 7 N►. C Noor vvvv ON THE GREAT RIVER ROAD ADDITION t REMODELING FOR: D D p ANOKA EQUINE VETERINARY SERVICES = 'to z N ADDITION t REMODELING FOR: . 71 N O : A EQUINE _ VETERINARY SERVICES 4� 4 s4mD in W a. A y O ADDITION I REMODELING FOR: AP ANOKA EQUINE J.— VETERINARY SERVICES e Wig I Tg5 --I M MEL F ADDITION I REMODELING FOR: AP ANOKA EQUINE J.— VETERINARY SERVICES e Wig I Tg5 --I M MEL F NOIRTIA ItST AS$®CMAMD CONSULTANTS', INC, 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 nac@winternet.com PLANNING REPORT T0: Otsego Mayor and City Council Otsego Planning Commission FROM: Daniel Licht DATE: 1 November 2000 RE: Otsego -Otsego Business Park; Rezoning/Site Plan view FILE NO.: 176.02 - 00.05 BACKGROUND Mr. Michael Day, owner of Direct Digital Controls, Inc., is proposing to convert an existing single family dwelling located at 8500 Parrish Avenue NE (CSAH 42) for use as a contractor's office/warehouse. The applicant intends to redevelop the site within five years with high performance industrial uses that would connect to municipal sanitary sewer and water. In the interim, the applicant is proposing to use the site with minimal improvements and continued utilization of the existing on-site well and septic system. The 14 acre subject site is located within the Sanitary Sewer Service District designated by the 1998 Comprehensive Plan Update and is currently zoned A-1, Agricultural Rural Service Area District. The applicant's proposal requires a rezoning to B -W District to be considered to accommodate the use. Also, because of the subject site's proximity to T.H. 101, site and building plan review is also required. The Planning Commission and City Council had previously considered the applicant's request in March of this year. In review of the submitted plans and proposal to utilize the existing dwelling on site "as is" in advance of possibly developing an office/warehouse building, the Planning Commission recommended denial of the request by a 7-0 vote. Subsequently, the City Council also voted to deny the request. However, the City Council provided direction to the applicant that they would reconsider the application if a more defined development plan were submitted. The applicant has provided revised preliminary plat plans for review. Exhibits: A. Site Location B. Applicant Narrative C: Site Survey D. Grading and Drainage Plan ANALYSIS Processing. Because the City Council took action to formally deny the applicant's request on Mach 13, 2000, the same request for the same property is not to be considered for one year from the date of action. The application may be accepted if the City Council votes by a 4/5 majority to reconsider the request. This action must technically be taken prior to the Planning Commission making a recommendation. As such, we would recommend that the Planning Commission open the public hearing that has been noticed and table the action until the meeting on November 20, 2000. This will allow the City Council to consider accepting the application at their meeting on November 13, 2000. Zoning. The applicant is proposing a contractor's office/warehouse for storing electronic building environment controls. This use would be permitted in either the B -W, 1-1 or 1-2 District. The subject site is on the boundary of the commercial and industrial areas planned between CSAH 42 and T. H. 101. As the B -W District is intended to be a transition District between commercial and industrial uses, it is likely the most appropriate district to apply at this location. In considering amending the Zoning Map to rezone the subject site from A-1 to B -W District, Section 20-3-2.F of the Zoning Ordinance directs the Planning Commission and City Council to evaluate the potential impacts of the action. The findings of the City Officials are to be based upon (but not limited to) the following: The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment: The subject site is within the Sanitary Sewer Service District designated by the Comprehensive Plan and is guided for industrial development. The Comprehensive Plan anticipates that this area is to develop with industrial uses with high performance standards and connection to municipal utilities, which take advantage of the visibility and accessibility of the area. The preliminary plat would provide opportunities for new industrial development consistent with the Comprehensive Plan. However, the applicant's proposal also does not include bringing the site up to conformance with the performance standards for industrial uses or immediately connecting to the sanitary sewer and water systems. The Planning Commission and City Council must consider the following policies that either support or discourage rezoning the parcel at this time: Planning Report - Otsego Business Park Page 2 Support The Highway 101 corridor... shall be promoted as the primary focus for industrial development and operations. (Policy Plan, p. 50) Industrial development shall be strongly encouraged to create new job opportunities and expand the local tax base to assist in paying for needed services and reduce tax impacts on housing costs. (Policy Plan, p. 50) Discourage Standards governing industrial development shall be established and enforced. (Policy Plan, p. 51) Industrial development which maximizes the return on City investments in public facilities and services shall be promoted. (Policy Plan, p. 51) Existing industrial development shall be encouraged to hook up to municipal sanitary sewer and water service when available. (Policy Plan, p. 51) 2. The proposed use's compatibility with present and future land uses of the area. Comment: The applicant has provided for the removal of exterior storage and waste on site, improving compatibility with surrounding uses. The only concern is that long term utilization of the existing structure may be an impediment to the City's goals for the area depending on redevelopment of higher value industrial buildings and connection to the sanitary sewer and water system. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment. As outlined in the paragraphs that follow, the proposed use of the subject site does not satisfy performance standards for development within the B-WDistrict. Any approval of the requested rezoning should be conditioned upon all applicable performance standards being satisfied either at the time of development or by a contract for temporary use of the site in its present condition, with an adequate security to ensure compliance. 4. The proposed use's effect upon the area in which it is proposed. Comment: The applicant's proposal may ultimately lead to the type of development intended for the area with the sale and development of adjacent lots. Approval of a zoning amendment to accommodate a reuse of the site in a manner that does not meet required performance standards and does not connect to sanitary sewer and water service at such a highly visible location may establish undesired precedencies. Planning Report - Otsego Business Park Page 3 The applicant has indicated that the substandard conditions would exist no longer than five years. The primary concern of the City should be that is a security or guarantee the site will be redeveloped and/or brought into conformance with applicable standards. Such arrangements have proven problematic in the past. As such, if the applicant's request to use the site as is were approved, an adequate security must be required. It must also be emphasized that any new construction or users would be expected to meet all performance standards and connect to municipal utilities. 5. The proposed use's impact upon property values of the area in which it is proposed. Comment: Although no study has been completed, the proposed use is not anticipated to negatively impact area property values. The City would receive additional property tax revenue based upon a change from residential to industrial tax ratios. However, because the proposed use of the site does not include required improvements for industrial uses, the substandard site would not be expected to have the value of an industrial development that conformed to these standards. 6. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. Comment: The subject site has direct access to CSAH 42 which is designated as a minor arterial by the Comprehensive Plan. The capacity of this road should be sufficient to accommodate the conversion from residential to industrial use. However, the access location is offset with the CSAH 42 and 85'' Street intersection. The City Engineer and Wright County Highway Department should review the location of the present access and its design for potential conflicts with the CSAH 42185th Street intersection. The Comprehensive Plan calls for eliminating direct access to CSAH 42. To this end, it is anticipated that 851t' Street will be extended east of CSAH 42 to connect to a future north -south frontage road through the planned commerciaUndustrial area, which would provide local access. The submitted preliminary plat provides on -half of the necessary right-of-way for the future street extension. The other half would be acquired with development of the adjacent property to the north to ensure that the extension aligns with the existing 85'hStreet. 7. The proposed use's impact upon existing public services and facilities including parks, schools, streets, and utilities and its potential to overburden the City's service capacity. Comment: The proposed use is not anticipated to have a negative impact to the City's service capacity. However, because connection to the sanitary sewer and water system is not proposed, the re -use of the site does not support the financing Planning Report - Otsego Business Park Page 4 of these systems as anticipated by the Comprehensive Plan. The change to a more intensive use of the site does provide an opportunity to require connection to municipal utilities. If the City Council defers connection at this time, a specific agreement for connecting to sanitary sewer and water services must be provided for. Subdivision. The Otsego Business Park preliminary plat consists of five lots with a half right-of-way to allow for a future extension of 85' Street. The following issues pertain to the preliminary plat application: • Format. A preliminary plat is provided that includes the information required by Section 21-6-2 of the Subdivision Ordinance and Engineering Manual. • Access. As noted above, the subject site has direct access to CSAH 42, with future access planned to an extension of 85th Street. Direct access to CSAH 42 by the applicants single business may be accommodated at this time. If a second lot is final platted and new user proposed between CSAH 42 and the lot on which the existing building sits, a CUP for indirect access to a public street would be required unless the 85th Street extension has been constructed. • Lot Requirements. The minimum lot requirements of the B -W District are a minimum area of two acres and minimum lot width of 200 feet (measured at the front setback line). All five proposed lots meet these minimum standards. Further, each lot appears to have adequate building area within required setbacks. If the applicant intends to use the existing structure, lots 1, 2 and 3 will need to be final platted as one lot in order to meet the setback and lot frontage requirements. This combined lot may be subdivided in the future either with demolition of the existing structure, extension of 85' Street or approval of a CUP for indirect access or combination thereof. • Park and Trail Dedication. Approval of a final plat for the subject property will require satisfaction of park and trail dedication requirements. The City does not have any need for land from the subject parcel. Therefore a cash fee in lieu of land in effect at the time of final plat approval will be required. • Grading, Easements and Utilities. All grading and easement issues are subject to the City Engineer's review and approval. Any plans for future extension of sanitary sewer and water utilities are also subject to review and approval of the City Engineer. Building Requirements. Section 20-17-4 requires that all buildings maintain a high standard of architectural and aesthetic compatibility with surrounding uses. The existing structure's residential design is not necessarily consistent with the anticipated architecture or aesthetics of the planned industrial area. Based upon the Comprehensive Plan, this Planning Report - Otsego Business Park Page 5 area of the community is expected to develop with characteristics similar to the Otsego Industrial Park or of an office/warehouse. Conformance with the building requirements raises the following issues: • Section 20-17-8 of the Zoning Ordinance requires industrial buildings to have at least 1,000 square feet of floor area. Although no floor plans have been submitted, staff meeting discussions with the applicant indicate that the existing structure meets this requirement. • The existing structure is a residential design of stick built construction with wood or vinyl lap siding, which would not meet the requirements of Section 20-17-4, which limits the use of wood or vinyl siding in commercial applications to not more than 10 percent of any one wall. • The maximum height allowed in the B -W District is 30 feet. No elevations have been submitted for the existing structure, which is a split -entry single family dwelling. Although it is estimated that the height of the structure is within the B -W District maximum, the exact measurement would need to be verified. • The applicant has proposed to demolish the proposed structure by 2005. If the Planning Commission or City Council are inclined to allow the conversion of this structure temporarily as a industrial building, it is recommended that a contract and security is provided for to guarantee the applicant's proposal. Parking. Section 20-22-9 of the Zoning Ordinance requires the following off street parking stalls be provided for the proposed use: one stall per 200 sq. ft. of office space; plus, one stall per 1,000 sq. ft. of storage area; plus, one stall per employee; plus, one stall per company truck stored on-site. No information pertaining to floor area, employees or company vehicles has been provided to determine off-street parking requirements. Further, no site plan illustrating the location, design or dimensions of off-street parking areas has been submitted. This information must be provided if the application is approved to verify Ordinance requirements. The applicant is proposing to utilize the existing Class -5 gravel surface for the driveway and parking areas. Section 20-22-4.H.12 of the Zoning Ordinance requires that industrial uses provide asphalt or concrete surfaces for parking and driveway areas. Also, Section 20-22-4.H.15 requires that perimeter concrete curb be provided around all driveway and parking areas. Planning Report - Otsego Business Park Page 6 Landscaping. The applicant has not submitted any landscaping plans to illustrate existing or planned vegetation. Section 20-22-4.H.15 requires that parking areas with five or more stalls be landscaped and screened from view of the public right-of-way and adjacent residential uses. Signage. No plans for signage have been submitted. If the rezoning and site plan is approved, any signage installation will require a conformance with Section 37 of the Zoning Ordinance as determined by the Zoning Administrator. Lighting. No plans for exterior lighting have been submitted. If additional exterior lighting is to be installed, a site plan illustrating the type and location of said lighting must be submitted and is subject to review and approval. Utilities. The applicant is proposing to continue to utilize the existing on-site septic system and well, instead of connecting to the sanitary sewer and water systems. The existing system will be required to be upgraded to meet current Septic Ordinance standards because of the sale of the property and change in use. Such an investment in the existing system is questionable as sanitary sewer and water service is available to the property. The City should require a contract and security that requires termination of the existing on-site system and/or connection to the sanitary sewer and water system. Development Contract. If the City Council approves the application, it is recommended that the applicant be required to enter into a development contract. Although not recommended, if the City Council approves any deferment of Zoning Ordinance performance standards, the development contract should address when the site must be brought into conformance as well as connection to sanitary sewer and water services. The development contract should also include security provisions to ensure compliance. CONCLUSION AND RECOMMENDATION The proposed rezoning and preliminary plat would allow for potential development of industrial uses planned for the subject parcel by the Comprehensive Plan. Approval of the applications would also allow for a substandard industrial use that is not connected municipal sanitary sewer and water service in an undeveloped and highly visible area. This raises potential concern because of the potential precedencies involved for the area and for consistent application of the Zoning Ordinance. If the Planning Commission and City Council are inclined to allow industrial use of the site based upon the applicant's proposal, compliance with adopted performance standards must be addressed. If the rezoning and preliminary plat applications are approved, our office recommends that the site be required to satisfy applicable Zoning Ordinance requirements within a development contract that includes securities to ensure compliance. Specific options for Planning Commission and City Council action are outlined below. Planning Report - Otsego Business Park Page 7 Decision 1 -Zoning Amendment (map) A. Motion to approve a rezoning of the subject site from A-1 District to B -W District based upon a finding that the action satisfies the criteria of Section 20-3-2.F of the Zoning Ordinance and is consistent with the Comprehensive Plan, including the following policies: • The Highway 101 corridor... shall be promoted as the primary focus for industrial development and operations. (Policy Plan, p. 50) • Industrial development shall be strongly encouraged to create new job opportunities and expand the local tax base to assist in paying for needed services and reduce tax impacts on housing costs. (Policy, Plan, p. 50) B. Motion to deny a rezoning of the subject site from A-1 District to B. -W District based upon the criteria of Section 20-3-2.F and a finding that the action is inconsistent with the following policies of the Comprehensive Plan: • Standards governing industrial development shall be established and enforced. (Policy Plan, p. 51) • Industrial development which maximizes the return on City investments in public facilities and services shall be promoted. (Policy Plan, p. 51) • Existing industrial development shall be encouraged to hook up to municipal sanitary sewer and water service when available. (Policy Plan, p. 51) C. Motion to table the application. (Specific direction should be provided to the applicant and/or Staff regarding additional information to be provided.) Decision 2 - Preliminary Plat A. Motion to approve the Otsego Industrial Park preliminary plat subject to the following conditions: 1. All street rights-of-way are subject to review and approval of the City Engineer. 2. All grading, drainage and utility issues are subject to the review and approval of the City Engineer. 3. Park and trail dedication requirements for the project are satisfied at the time of final plat approval. 4. The applicant enter into a development contract, pay required fees and post necessary securities, subject to review and approval of the City Attorney. 5. Planning Report - Otsego Business Park Page 8 6. Comments of other City Staff. B. Motion to deny the application based upon a finding that the use is inconsistent with the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance. Decision 3 - Site and Building Plan Review A. Motion to approve site and building plans for a contractor operation within the B -W District subject to the following conditions: 1. Application is made for final plat approval that provides a lot for the existing structure that conforms to the requirements of the B -w District. 2. Access to CSAH 42 is subject to review and approval of the City Engineer and Wright County. 3. All trash shall be stored within the principal building or within an enclosure approved by the Building Official. 4. All exterior signage shall require approval of a sign permit, subject to review and approval of the Zoning Administrator. 5. Existing septic and well systems are subject to review and approval of the City Engineer. 6. All grading, drainage and easement issues are subject to review and approval of the City Engineer. 7. The applicant enter into a development contract and post appropriate securities installation of any deferred improvements and connection to municipal sanitary sewer and water utilities. 8. Comments of other City Staff. B. Motion to deny site and building plans for a contractor operation based upon a finding that the use is inconsistent with the Comprehensive Plan and Zoning Ordinance. PC. Mike Robertson Elaine Beatty Judy Hudson Andy MacArthur Larry Koshak Today Properties Planning Report- Otsego Business Park Page 9 m X U3 D ..L NAC ..rvN%svvv`rNape d./ ON THF, GREAT RIVER ROAD TN/1H Development Ap lication Description of Request(s): We are requesting that the property be rezoned aslfor the purpose of operating a construction business without outside storage, we further request approval to temporally use the existing structure "as is" with full clean-up of the property and installation of a temporary class 5 parking area with temporary class 5 driveway access to Parrish Avenue. Temporary is defined as no greater then 5 years. Reason why Request should be granted: The request should be granted to allow the existing agricultural zoned land to be converted to industrial 2 by occupying the existing structure with a growing high technology business that will increase the tax base of the property. Existing Use of the Property/Nature of Facilitv or Business - Direct Digital Controls was founded in August of 1976, and concentrated on commercial and residential electrical contracts. By the early 80's the primary focus was on installing temperature control wiring and Energy Management Systems. The company acquired the rights to distribute the Alerton line of Energy Management System (EMS) equipment October of 1986. The current president, Michael Day, has been with the company since 1988 and purchased it in 1993. The focus of the company is Energy Management Systems which accounts for 95% of our business and allows individual control of heating, cooling and lighting equipment. Energy Management Systems are based on the ability of a central computer to monitor and control the building energy demand and consumption. We have to date completed and maintain 147 individual installations of the Alerton Energy Management system. EXHIBIT B Z SURVEY FOR: 7'. M. H. D E V EL 0 PMENT N w+c s 0 60 0 n Sr0 0 SCALE: 1 INCH - 60 FEET 1014 4[• 4Clq< qy .� � � c V W o IK >, ail a ■uo, rt a' IOwPr ill. /lw4 Il wN ,w( MI�w MI ill, D M H � ltl ti y � 9 ~ � n Sr0 0 9 c V J �! I �l I c j ltl ST. NE 7.1x- \ 106.7 \ / 8100-30 11 r 1069. 1 I 1 I x 0610 { x 060.4 ar x j 1 \ x 061.4 1 1 II / V \ I 1 1 I Z x 060.5 I 0 I l 1 N I I x 060A 12241 x865.2 \ r 1 r x 660.9 066.1 1 0557.6 �I x 064.4 TOPOGRAPHY BY MARK HURD PHOTOGRAMMETRIC METHODS FROM AERIAL PHOTOGRAPHS TAKEN IN APpRIL, 1994. VERTICAL DATUM IS 1929 DATUM, PROV10ED BY MNDOT. CITY MAP PREPARED BY HAKANSON ANDERSON ASSOC. INC. REVISED JUNE, 1994. THIS MAP IS A COMPILATION OF RECORDS AS THEY APPEAR IN THE WRIGFIT COUNTY, AND CITY OF OTSEGO RECORDS. THIS DRAWING IS 10 BE USED ONLY FOR REFERENCE PURPOSES. HAKANSON ANDERSON ASSOC. INC., CITY OF OTSEGO. AND WRIGHT COUNTY ARE NOT RESPONSIBILE FOR ANY INACCURACIES HEREIN CONTAINED. m x co n N X 058.9 1 r ----- x x 056. / / #23A01 \ x 650.4/ I X 030.4 I \ � fI I I I ` x x 057A II CITY OF OTSEGO SEC 22,23 T121 R23 PID # 118-500-224100, 118-500-233201 02/16/2000 S1iMIYF VIf pfY. 111f4'1I.IIfIq M +•pt if ,4111!>IIf .Y w rn 1111 IIII 111 1111 1111 111 1111 1111 11 m 1111 1111 11 �, IIII 1111 11 1111 II 1 m 1111 11 1 � 1111 II i 1111 11 it 1111 II I1� ❑ ilii it 1.1 m 1111 1 ii� 1 11 A r- 11 r- 0 0 1 �� 1111 11 W 1111 111 1 ■ 1111 111 1111 1111 111 � 44et:el4444e D z tf -1 m zz to a V1 z C) A ❑ to h VI m A 1 zZ JJAIX IIIpil Pill Ilaa clo i a' fit {!cog �A,I$ i ' i # 1•� ea1 a�•�,a z " 4!e}44!14441 � t —� m 1� z a y m -i • a .lm/ S e� � rr� OTASEGO INDUSTRIAL PARK Ul-7 ENGINEERS, /NC. ;�: �• ;:;;~„ ,, _ W:,�;o DIN UTILITY AND EROSION d?o1 EAST p1vEB gOAD -- - -- CONTROL P suirE doe III�u1111 [. In u1, n1 M/NNEAPO(/e, 7ESOTA 4317/ IMS..... .. pYCq w P/IONS /:'B:1/ e71 -?300 PAX /7431 371-I Poe _ "ORT"WItST ASSQC%ATtD Not, 9V5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 nac@winternet.com MEMORANDUM TO: Otsego Mayor and City Council Otsego Planning Commission FROM: Daniel Licht DATE: 15 November 2000 RE: Otsego - Roden Density Transfer CUP FILE NO.: 176.02 - 00.35 Mr. Floyd Roden has requested approval of a conditional use permit to allow a development right transfer from a back 40 acre parcel to a front 40 acre parcel on his property located northwest of 80"' Street and CSAH 19. This request is the same as one made in 1996 that was approved by the City Council. However, no administrative subdivision was ever recorded to create the lot from the transferred development right. Under Section 20-4-6 of the Zoning Ordinance, CUPs must be implemented within one year of approval. If the conditions of the CUP are not implemented, the permit is considered to be expired and no longer valid. The property owner/developer must reapply for the CUP, which is reevaluated based upon existing conditions. In review of Mr. Roden's request to reapprove the expired CUP, the circumstances have not changed significanty. The Comprehensive Plan was updated to allow additional density in this area of the City. However, utilization of the additional density would require rezoning the property. After discussing the options for creating a new lot, Mr. Roden elected to pursue reissuance of the expired CUP. As the circumstances involving the application have not change, we have not updated the previous Planning Report from April 23, 1996. We believe that the findings and recommendations outline in this report are applicable to consideration of the present request. This report is attached for review by the Planning Commission and City Council. PC. Mike Robertson Elaine Beatty Judy Hudson Andy MacArthur Larry Koshak Floyd Roden Northwest Associated Consultants, Inc. C O M M U N I T Y PLANNING • DESIGN • MARKET R E S E A R C H PLANNING REPORT TO: FROM: DATE: RE: FILE NO: EXECUTIVE SUMMARY Background Otsego Mayor and City Council Otsego Planning Commission Bob Kirmis/David Licht 23 April 1996 Otsego - Roden CUP - 1 per 40 Density Transfer (Section 23) 176.02 - 96.06 Mr. Floyd Roden has requested a conditional use permit to allow a "one per forty" transfer of development rights. Specifically, Mr. Roden wishes to transfer development rights available from a 40 acre tract of land located north of 80th Street and east of Kadler Avenue to a 1.5 acre tract (to be created) which lies southeast of the density transfer source. It is the intent of the applicant to ultimately construct a new single family dwelling upon the 1.5 acre lot to be created. According to applicable A-1 District provisions, density transfers to property under the same ownership are allowed via conditional use permit. Attached for reference: Exhibit A -Site Location Exhibit B - Detailed Site Location Exhibit C - Soils Survey 5775 Wayzata Blvd. - Suite 555 • St. Louis Park, MN 55416 • (612) 595-9636•Fax. 595-9837 Recommendation Based on the following review, our office recommends approval of a conditional use permit to allow a one per forty density transfer within an A-1 Zoning District subject to the following conditions: 1. A site plan (based on a certificate of survey) is submitted and found to comply with applicable A-1 District performance standards. 2. Consideration is given to shifting the proposed building site ± 1,300 feet to the west to comply with the "clustering-' directive of the Zoning Ordinance. This issue should be subject to comment/recommendation by the City Engineer. 3. The properties involved in the development rights transfer are under the same ownership. 4. The applicant pursue subdivision of the property in a manner substantially similar to that conceptually illustrated upon Exhibit C. Such subdivision (administrative) shall be subject to approval by the Zoning Administrator. 5. A deed restriction is placed upon the parcel from which the development rights have been transferred to prohibit additional development. 6. Findings are made that the subject site is capable of accommodating a private well and septic system. 7. The City Engineer provide comment/recommendation in regard to drainage and utility easement establishment. 8. The City Engineer provide comment/recommendation in regard to site access. 9. The proposed subdivision is subject to park dedication requirements as determined by the Park and Recreation Committee. 10. Comments from other City staff. ISSUES ANALYSIS CUP Review Criteria. The City Zoning Ordinance stipulates that a one per forty transfer of development rights is a conditionally permitted use in the A-1 Zoning District. According to Section 4.2.F of the Zoning Ordinance, such conditional uses may be only granted provided that: 2 1. The proposed action's consistency with the specific policies and provisions of the official Comprehensive Plan. The City's Comprehensive plan allows for density transfers under the conditions outlined in the planning report. 2. The proposed use's compatibility with present and future land uses of the area. Land uses in the area of the City are primarily agricultural. The proposal to construct a single family home on a 1.5 acre lot is compatible with surrounding land uses and also protects existing farming activities in the area. 3. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). As a condition of CUP approval, all performance standards must be met. 4. The proposed use's effect upon the area in which it is proposed. The single family residence should have no negative effect within the area it is proposed. 5. The proposed use's impact upon property values of the area in which it is proposed. While a detailed analysis has not been conducted, similar situations have demonstrated no negative impact upon area property values. 6. Traffic generation by the proposed use in relation to capabilities of streets serving the property. Traffic generated by the proposed single family dwelling will be minimal and will be within the capabilities of 80th Street which serves the subject property. 7. The proposed's impact upon existing public services and facilities including parks, schools, streets, and utilities, and its potential to overburden the City's service capacity. The proposed single family dwelling unit will not overburden the City's service capacity. 3 Submission Requirements. While the applicant has generally described the proposed location of the 1.5 acre lot to be created, a site plan which identifies exact lot location, dimensions, etc. has yet to be received. As a condition of CUP approval, such site plan (based on a certificate of survey) should be submitted and found to comply with applicable A-1 District performance standards. Property Ownership. According to the Zoning Ordinance, residential development rights may be transferred to property under the same ownership. As a condition of CUP approval, an assurance should be made that such transfer is under the same ownership. Lot Area Requirements. It is the intent of the applicant to transfer a development right to a ± 39 acre parcel located at the corner of County Road 19 and 80th Street and subdivide a 1.5 acre parcel from such parcel. As noted previously, a site plan has not, to date, been submitted which identifies proposed lot dimensions. The proposed lot will, however, be required to comply with the following A-1 District lot requirements: Setbacks. The proposed 1.5 acre parcel to be created will be required to meet the following A-1 District setback requirements: Requirement Lot Area 1 acre Lot Width 150 feet Lot Depth 150 feet Setbacks. The proposed 1.5 acre parcel to be created will be required to meet the following A-1 District setback requirements: Clustering. According to the Zoning Ordinance, parcels involved in development right transfers should be clustered in a contiguous fashion, except in cases where such clusters may disrupt agricultural activities. As shown on attached Exhibit 8, one dwelling unit currently exists within the quarter quarter section to which the development right is to be transferred. Considering the soil conditions in the area and that such dwelling unit is provided access from the east via County Road 19, clustering around such unit (and additional County road access) is not recommended. Consideration should, however, be 0 Required Setback Front Yard 35 feet Side Yard 30 feet Rear Yard 50 feet Clustering. According to the Zoning Ordinance, parcels involved in development right transfers should be clustered in a contiguous fashion, except in cases where such clusters may disrupt agricultural activities. As shown on attached Exhibit 8, one dwelling unit currently exists within the quarter quarter section to which the development right is to be transferred. Considering the soil conditions in the area and that such dwelling unit is provided access from the east via County Road 19, clustering around such unit (and additional County road access) is not recommended. Consideration should, however, be 0 given to shifting the building site + 1,300 feet to the west (adjacent to existing residence) to satisfy such clustering directive. Subdivision. As a condition of CUP approval, formal subdivision of the property will be necessary (minor subdivision). Thus, approval of the density transfer will be conditioned upon subdivision approval by the City Zoning Administrator. Well/Sewage Treatment. As a condition of CUP approval, a determination must be made that the proposed development site is capable of sustaining a private well and septic system. This item should be subject to comment by the City Engineer. Easements. As part of property subdivision, ten foot wide utility and drainage easements must be provided along all lot lines. The City Engineer should provide comment/ recommendation in regard to easement establishment. Property Access. 80th Street which would serve the newly created lot is classified as a "local street" by both the City and County Transportation Plans. In recognition of such street classification, direct single lot access to the property is considered generally acceptable. This item should, however, be subject to further comment by the City Engineer. Soils. As a condition of CUP approval, findings should be made that the proposed density transfer will result in the preservation of productive farmland. According to the Wrigh, _County Soils Survey (see attached Exhibit C), the proposed building site holds Cord and Webster silty clay loam soil (0 to 2 percent slopes). Such soil type is classi Tied as a "group 9" building site. The soils survey indicates that while such soil type is good for crops, group 9 building sites are not suitable for use as fields for septic tanks. In this regard, an altemative site conducive to septic tank drain field placement should be considered. Consistent with the clustering requirements of the Ordinance, consideration should be given to clustering the proposed single family ± 1,300 feet to the west (to abut existing single family residential lot). The applicant has indicated that such building site location was considered but that area soil conditions were not ideal. According to the soil survey, such land area holds Hayden loam soil types with 6 to 12 percent slopes. Such soil is classified as a "group 5" building site. The soil survey indicates that group 5 building sites may be used for septic systems but that larger drain field areas are typically needed. In consideration of area soil conditions, a westward shift of the proposed building site ± 1,300 feet should be investigated. The City Engineer should provide specific comment and recommendation in regard to area soil conditions. 5 Deed Restriction. As a condition of CUP approval, a deed restriction must be placed upon the quarter -quarter section from which the development rights have been transferred to prohibit additional development. Park Dedication. As a condition of subsequent subdivision approval (administrative), the newly created lot should be subject to park dedication requirements as determined by the Park and Recreation Committee. CONCLUSION Based on the preceding review, our office recommends approval of a conditional use permit to allow a one per forty density transfer within an A-1 Zoning District subject to the conditions listed in the Executive Summary of this report. PC: Elaine Beatty Andy MacArthur Larry Koshak Floyd Roden 0 EXHIBIT A - SITE LOCATION EXHIBIT B - DETAILED SITE LOCATION EXHIBIT C - SOILS SURVEY "ORTIAWR$T ASSOCIATto CONSULTAkH S4, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 nac@winternet.com PLANNING REPORT TO: Otsego Mayor and City Council Otsego Planning Commission FROM: Daniel Licht DATE: 16 November 2000 RE: Otsego - Waterfront PUD; Concept Plan FILE NO.: 176.02 - 00.33 Background Cascade III Land Company, LLC has submitted a concept plan for development of a commercial project located at the northeast and northwest quadrants of T.H. 101 and CSAH 39. The project consists of 13 buildings with 278,550 square feet on the eastern parcel and 206,174 square feet within eight buildings on the west parcel. The developer has presented that the site design for the project is intended to reflect characteristics of a traditional central business district. The only existing use of the subject sites is the Highway 101 Market on the east parcel. The subject sites are within the sanitary sewer service district and is planned for future commercial use. Consistent with the interim land use plan, the undeveloped sites are currently zoned A-1 District. The subject parcels are also within the WS Overlay District. The concept plan is being presented for review and comment of City officials in advance of a rezoning and preliminary plat application. Exhibits: A. Site Location B. Concept Plan Analysis Comprehensive Plan. The Comprehensive Plan guides the subject parcels for future commercial use. The Comprehensive Plan describes the uses in this area to be the retail and service business focus of the community meaning a range of shoppers goods, convenience good or office uses should be provided for. The developer's intention is to base the design of this project on the concepts of a traditional central business district. This theme suggests a certain land use pattern, building scale and range of uses. Generally, the concept of a central business district development character is consistent with the provisions of the Comprehensive Plan for this area. PUD District. The subject parcel is currently zoned A-1 District. The project involves a potential wide range of commercial use that would most likely be consistent with the permitted, conditional and accessory uses of the B-3 District. However, the project also includes multiple principal buildings, unique CBD character performance standards, shared parking and a design framework meant to tie the project together. These factors suggest that the City should consider application of a PUD District to the subject sites. A PUD District will allowthe City greater flexibility to accommodate potential range of uses, unique site design elements and allow greater review authority for development or redevelopment of the site over the long term (each phase or redevelopment would require a PUD amendment). The developer has provided a draft set of development standards that would be applicable to the project. These standards define the character of the development and would be incorporated as part of the PUD regulations applied to the site. The criteria for considering the rezoning will be more fully evaluated as part of the development stage application. WS District. The west parcel is within Subdistrict B and the east parcel is within Subdistrict C of the Wild and Scenic Overlay District. Subdistrict B allows for commercial uses as permitted withing the City's commercial or PUD districts. Subdistrict C does not allow for commercial uses. The intent of the WS District is to preserve wild and scenic character of the Mississippi River corridor as viewed from the river. It has long been the City's position that the area between T.H. 101 and CSAH 42 should not be included within the WS District as it is separated from the river by a four -lane highway. The City has also argued that the area east of T.H. 101 within the sanitary sewer service district should allow for urban intensity uses based upon the fact that such development and the highway are visible from the river meaning that the area is not "wild and scenic". The City has been working with the DNR during its Mississippi River management plan update to address these issues. The DNR has not completed this update and no resolution is expected in the near term. The City must therefore consider pre-emptive changes to the WS District in response to this development proposal. The City may consider amending the Zoning Ordinance to remove the west parcel from the WS district. Because the east parcel is adjacent to the River, it should likely be within a protective Planning Report - Otsego Waterfront Page 2 overlay district. The City may consider changing the WS Subdistrict classification of this property from C to B, which would allow for commercial use. The Zoning Ordinance provisions require DNR approval of any plats or PUD approved within the WS District. DNR approval would also likely be required for any amendment of the District. The possible changes to the WS District have not been specifically discussed with DNR Staff. The developer may have had preliminary discussions with DNR staff regarding their development proposal. Access. The project is to be accessed via public streets, with additional internal public and private streets provided for circulation. Section 20-74-14 of the Zoning Ordinance requires consideration of a CUP for public streets constructed within the WS District. This application will need to be considered as part of the development stage application. The east parcel would be accessed via an extension of Quantrelle Avenue. City staff is concerned about the potential bottleneck condition where Quantrelle Avenue intersects with the private streets. A second public collector street should be provided on the east side of the drainage pond that would eventually extend south and west to the Quantrelle/90th Street intersection. Access to the west parcel is to be provided by one access to CSAH 39 and two accesses to CSAH 42. The intersection of a proposed public street to CSAH 39 does not align with the existing island. This may not bean issue as Wright County would limit this intersection to right-in/right-out only when traffic volumes warrant. The proposed intersection is spaced at least 500 feet from the CSAH 39/CSAH 42 intersection. The two accesses to CSAH 42 do not meet the 500 foot spacing requirement. However, the southern access aligns with Park Avenue. The north access should be reviewed not only for spacing requirements, but potential impacts to the existing residential uses on the west side of CSAH 42. The City may want to consider eliminating this access and plan on a future extension of 93`d Circle when the property to the north of the subject site develops. The project also includes numerous sidewalks to encourage pedestrian access. Pedestrian access to the east parcel is problematic due to T. H. 101. However, the site plan for the west parcel should be revised to provide trails along the west and south perimeter of the site, which may allow for future connections to the City's overall trail system. Site Design. The developer intends the project to reflect the themes of a typical central business district, citing the Arbor Lakes development in Maple Grove as a reference. Implementation of this design concept involves reference to certain site design and building scale elements, as well as integrated streetscapes. In our opinion, the eastern parcel is a more successful interpretation of these themes. One factor that the east parcel lacks is location adjacent to residential areas common to a CBD. However, the overall character of the project is positive and it presents a unique development opportunity. Planning Report - Otsego Waterfront Page 3 The west parcel has more of a suburban character with the buildings centrally located and surrounded by parking. A consideration should be given to locating buildings closer to CSAH 39 or at least increasing the green space. Christ Lutheran Church and Elk River Bank on the south side of CSAH 39 are closer to the roadway without parking in front. This layout would improve the visual appearance of this street segment, which is the primary gateway into the City. Building Design. The proposed development standards includes a section on architectural building standards. The key to successfully implementing the design standards is to require common themes or characteristics between structures, yet not have them all look the same. As is evident in traditional CBDs such as Elk River, the buildings have a common scale, but have very different materials and design details. The building materials section may not correspond to the revised building standards the City recently adopted. City Staff will work with the developer to incorporate new language as part of the design standards that reflect the City's desired materials. The design standards also encourage use of false glass for second story developments. The standards should be revised also include minimum requirements for glass area on the first floor storefronts, which is a common design element for a CBD. Building Height. A subsequent section details proposed requirements for building height and placement. The design standards would require that all buildings have the appearance of two or more stories. The standards should cap the maximum number of stories to three. Setbacks. Within a PUD District, the City has flexibility in defining applicable setbacks requirements. The standards of the base district (B-3 District) are typically applied at the perimeter of the project. These standards would include 65 foot setbacks from CSAH 39, CSAH 42 and T.H. 101 and 20 foot setbacks on side and rear lot lines. The layout of the proposed buildings are consistent with these requirements. Interior setbacks are defined as part of the PUD. The design standards also indicate that setbacks within the project shall be flexible and defined through the development review process, except that no building should be closer than 100 feet to the Mississippi River. We would suggest that setbacks applicable to the project be specifically defined based upon the following standard. This issue will require further review because of the layout of one and two story structures on the east parcel. • Within the PUD, there shall be no front yard, exterior side yard or rear yard setback requirement except at the perimeter of the site where the standards of the B-3 District shall apply. No interior side yard setback shall be required except that where a side yard is provided it shall be at least five (5) feet if the structure contains a solid fireproof wall or one-half ('/2) the sum of adjacent building heights if the facade includes windows and doors. Planning Report - Otsego Waterfront Page 4 Parking. The submitted concept plan includes 968 parking stalls on the west parcel and 1,126 stalls on the east parcel. The parking is provided in a combination of off street parking lots and on -street stalls. Specific discussion must be given to whether on -street parking stalls will be allowed on public streets. The concern is the additional maintenance work involved with plowing or repair of the required parking. The concept plan also proposes use of opposed diagonal parking on two way streets or drive aisles. Cars must make almost a u -turn in order to access a stall on the opposite side of the street, which may also involve backing up again to center on the stall. Exiting a stall raises the same concerns. This arrangement may cause congestion or accidents, especially on the busier sections and should be reconsidered. Because the types of uses within the project have not been specified, a detailed analysis of parking is not possible. The developer will need to provide a more specific allocation of building space based on use as part of the development stage plan. The general standards applicable to uses likely to locate within this project are as indicated below. Each use of the site would need to be evaluated to ensure that there is adequate parking, although some consideration will be given to potential business interchange, which would reduce the overall requirement. Office: 1 stall / 200 sq. ft. Retail: 1 stall / 250 sq. ft. Restaurant: 1 stall/40 sq. ft. dinning area + 1 stall per 80 sq. ft. of Kitchen Loading. Service to proposed buildings does not include designated loading areas. While many CBDs do not have loading berths, deliveries can cause traffic problems. The primary concern would be for the siting of a grocery store and how the numerous trucks would enter, park and unload at all times. The applicant will need to specify a loading plan and indicate service door locations for further evaluation as part of the development stage plan. Landscaping. The concept plan illustrates general locations for landscaping. A more detailed landscaping plan would be anticipated as part of the development stage application. The development stage landscaping plan must detail the size, type and location of all proposed plantings. In designing the landscape plan, specific attention should be given to gateways at the project entrances and a consistent street scape plan including shade trees and planters. The themes of the landscape plan should be described in greater detail within the project's design standards. Signage. Section 37 of the Zoning Ordinance requires a comprehensive sign plan for PUD projects, which will be required as part of the development stage application. The draft development standards include provisions dealing with signage. These standards need to be further refined to include area limits and specific limits on the number of signs to one sign per use, per street frontage. The development standards should also specify Planning Report - Otsego Waterfront Page 5 allowed materials for sign and prohibition of back lighted signs, in keeping with the intended quality of the project. Freestanding signage will likely be limited to one sign for each parcel that identifies the project area, opposed to individual signs for every business. Lighting. The concept plan does not illustrate the type or location of site lighting at this time. The developer will need to provide a detailed lighting plan indicating the type location and intensity of all site lighting. The design of street scape light fixtures within the project should be addressed as part of the design. A specific issue is that all lighting should be provided with a 90 degree horizontal cutoff to minimize glare, especially along the river corridor. Public Areas. The concept plan includes areas open to the public in the form of public and private land. The public land is primarily the 100 foot buffer strip along the Mississippi River and a site illustrated as a community center on the east parcel. The Comprehensive Plan encourages increasing opportunities to access the Mississippi River and the dedication of the buffer strip and parcel would accomplish this goal. We would only note that it is speculative to illustrate a community center on the concept plan. The City does not have any plans for such a facility, which is not likely a community priority within present financial resources. The concept plan should be revised only to illustrate dedication of park land to the City to avoid any mis-communication about what may be provided on this parcel. Other public areas include courts, squares or walkways in between the various structures. The development standards indicate that a variety of materials would be used for these elements to highlight their function. A more detailed description and plans for these quasi - public areas should be provided as part of the development stage application. The assumption is that all sidewalks, courts and squares outside of the river corridor and dedicated park land would be maintained privately. Engineering. The applicant has provided preliminary utility plans to serve the project. More detailed engineering plans as outlined by the Zoning Ordinance, Subdivision Ordinance and Engineering Manual will be required as part of a development stage application. A significant issue will be the amount of impervious surface on the east parcel, especially given the Wild and Scenic District issues. All engineering issues are subject to review and approval of the City Engineer. Phasing. If the project is to be developed in stages, the developer should provide a preliminary schedule for construction. Such a schedule would, in part, aid the City in its utility planning. It should be noted that each phase of the project would be subject to a separate development stage PUD application review. Planning Report - Otsego Waterfront Page 6 Conclusion and Recommendations The concept plan for development of a commercial PUD entitled "Otsego's Waterfront" is a unique proposal that blends elements of a traditional CBD and suburban retail development. Depending on feedback from City Officials, there are a number of issues that will need to be resolved as the project moves forward to a development stage PUD / preliminary plat. This includes finalization of an approach for dealing with the Wild and Scenic District issues, site design issues and further definition of the design standards for the project. There will also need to be more complete development plans in terms of grading, drainage, street design and utilities. However, the plans provided by the developer are fairly thorough for a concept plan and provide a good indication of the direction of the project. As such, we would recommend approval of the Otsego Waterfront Concept Plan subject to the following conditions: 1. Approval of the concept plan is subject to submission and approval of applications for zoning amendment, development stage PUD and preliminary plat. 2. All accesses are subject to review and approval of the City Engineer, Wright County or MNDoT as appropriate. The design of all public and private streets is subject to review and approval of the City Engineer. 3. The concept plan and/or draft development standards are revised to address staff comments on building materials, building height, building setbacks, landscaping, lighting and signage. 4. The applicant shall provide a more detailed allocation of building space by use and plans for loading areas and procedures, and snow storage. 5. All construction plans and grading/drainage, utilities and easement issues are subject to review and approval of the City Engineer. 6. The developer provide a preliminary phasing schedule, if applicable. 7. Comments of other City Staff. pc. Mike Robertson Elaine Beatty Andy MacArthur Larry Koshak Cascade III Land Co. Dynamics Design & Land Co. Planning Report - Otsego Waterfront Page 7 4� NM- C v v v VVVVVV ON THE GREAT RIVER ROAD cn O I NV"ld ld33N00 ANVdA00 ONVI III 30VOSV0 \ YO! D airxii —. —°`�"._,.� •es ":i & 1NO83831VM S,003S10 an. +►7th _ ,_ Y Prfenj0 uyOr T— m J � i ii r r x W 7 y ;I to Si tt� I �1 717,},�t�j�fi cn O I NV"ld ld33N00 ANVdA00 ONVI III 30VOSV0 \ YO! D NA '001&10 & 1NO83831VM S,003S10 T— m M) x W VNOHl 0004 ZO 2:E( 60 ADN nyl 6np'g34sO961\096L\f Odd\NSOS\ ;