08-19-02 PC5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Daniel Licht
RE: Otsego - Riverview Community Bank; Site Plan/Final Plat
REPORT DATE: 14 August 2002 APPLICATION DATE: 7 August 2002
NAC FILE: 176.02 - 02.29 CITY FILE: 2002 -
BACKGROUND
Welsh Development Company, LLC has submitted a site plan and plat for development
of an 10,840 square foot bank building located at the southeast corner of 881' Street and
CSAH 42. The site plan also anticipates a future 5,440 square foot building addition for
a total floor area of 16,280 square feet.
The Comprehensive Plan guides the subject site for commercial uses within the
designated east sanitary sewer service district. The subject site is zoned B-3, General
Business District.
The subject site was preliminary platted in 1994 as part of the MRD Commercial Park, but
never final platted. A final plat will be processed concurrently with the site plan and does
not require public hearing.
Exhibits:
A.
Site Location
B.
Preliminary Plat
C.
Site Plan
D.
Landscape Plan
E.
Building Elevations
F.
Grading Plan
G.
Utility Plan
ANALYSIS
Comprehensive Plan. The subject site is within the east sanitary sewer service district
and guided for commercial land uses. The Comprehensive Plan describes the area
generally surrounding the CSAH 42 and CSAH 39 intersection as the City's retail and
service core. Development of a bank and/or office use at this location is consistent with
this vision. The use would also be compatible with existing uses in the area which
includes another bank, Church, and agriculture fields planned for future commercial
development.
Zoning. The subject site is within the B-3 District. Banks are a permitted use within the
B-3 District.
Lot Requirements. The table below outlines the lot requirements of the B-3 District in
relation to the proposed site plan.
As shown on the table, all of the applicable lot requirements are met or exceeded. The
site plan does illustrate a 10 foot building setback along the rear lot line, which by
definition is the east lot line. The site plan should be revised to illustrate the correct 20
foot setback requirement.
Building Design. The building elevations indicate that the building will be a one story
structure, within the 35 foot height allowed within the B-3 District. The facade design
consists of a rockface block base, brick facing with smooth stone accents, and an E. 1. F. S.
band just below the roof. All of these materials are classified as Grade A materials and
their use on all facades of the building exceed the requirements for the B-3 District outlined
in Section 20-17-4.B.1 of the Zoning Ordinance. The roof materials are fiberglass
shingles.
Landscaping. A landscape plan has been provided showing boulevard plantings along
CSAH 42 and 8e Street and trees along the east lot line. The landscape plan also
includes several trees at the building corners.
The landscape plan should be revised to add trees along 88 h Street in order to provide
one tree every 40 feet. Trees or a shrub line should be installed along the south lot line
of the property. Details for the foundation plantings must also be specified.
2
Lot Area
Lot Width
Setbacks
Front
Side
Rear
Parking
R -O -W I Side/Rear
Required
1.Oac.
200ft.
65ft.
65ft./10ft.
20ft.
loft. 5ft.
Proposed
1.6ac.
225ft.
65ft.
80ft./25ft.
120ft.
10ft. 5ft.
As shown on the table, all of the applicable lot requirements are met or exceeded. The
site plan does illustrate a 10 foot building setback along the rear lot line, which by
definition is the east lot line. The site plan should be revised to illustrate the correct 20
foot setback requirement.
Building Design. The building elevations indicate that the building will be a one story
structure, within the 35 foot height allowed within the B-3 District. The facade design
consists of a rockface block base, brick facing with smooth stone accents, and an E. 1. F. S.
band just below the roof. All of these materials are classified as Grade A materials and
their use on all facades of the building exceed the requirements for the B-3 District outlined
in Section 20-17-4.B.1 of the Zoning Ordinance. The roof materials are fiberglass
shingles.
Landscaping. A landscape plan has been provided showing boulevard plantings along
CSAH 42 and 8e Street and trees along the east lot line. The landscape plan also
includes several trees at the building corners.
The landscape plan should be revised to add trees along 88 h Street in order to provide
one tree every 40 feet. Trees or a shrub line should be installed along the south lot line
of the property. Details for the foundation plantings must also be specified.
2
Access. The subject site has a single access to 88th Street. The access is setback 225
feet from the CSAH 42 and 88th Street intersection and is directly across from the access
to the Bank of Elk River site to the north. The location is appropriate to provide proper
stacking at CSAH 42 and 88th Street and avoid conflicts with traffic to and from the site to
the north. The access is 24 feet wide as allowed by Section 20-21-4.H.7 of the Zoning
Ordinance.
Off -Street Parking. The following table outlines off-street parking requirements for the
proposed use. The expansion area has been calculated at the ratio for general office or
retail use as no occupant has been identified at this time.
Gross Floor Area I Net Floor Area I Requirement I Required Stalls
Bank 10,840sf. 9,756 1 stall/250sf. 40
__F_
Expansion 5,440sf. 4,896 1 stall/200sf. 25
TOTAL 65
The site plan provides 79 parking stalls a surplus of 14 stalls based on the required
number of stalls calculated above. With a surplus of parking stalls, we would
recommend the following site plan modifications:
Elimination of four stalls at the north end of the row of parking along the east lot
line (southeast of the access point) in order to avoid cars backing into traffic
entering/exiting the site.
2. Elimination of one stall each at the east end of the two parking rows on the north
of the building to avoid traffic conflicts with cars entering the site.
Parking stalls have been designed to a 9 foot by 18 foot dimension with a two -foot
overhang, as allowed by the Zoning Ordinance. The parking stalls are accessed by 24
foot wide drive aisles required for two way traffic. The parking lot surface is not
specified and must be either asphalt or concrete. The Grading Plan shows perimeter
concrete curb around the parking lot as required.
Lighting. The site plan does not identify exterior light fixture numbers or locations.
Light fixtures are to be shoebox designs mounted on 20 foot tall poles atop four foot tall
concrete bases. A revised site plan showing fixture locations and illumination patterns
must be submitted for approval.
Signs. Commercial uses are allowed a combination wall signs and one freestanding
business identification sign up to 15 percent of the building facade area facing not
more than two public streets. Based on the building plans and corner lot of the subject
site, a total of 348 square feet of signage may be erected.
3
The site plan identifies one monument sign at the corner of CSAH 42 and 88"' Street,
but no detailed plans have been provided. This sign may not exceed 100 square feet
in area and may not be taller than 20 feet.
Section 20-37-2.E of the Zoning Ordinance requires that freestanding signs be setback
one-half the minimum yard setback and may not be within a required drainage and
utility easement. Based on the 65 foot setback required from CSAH 42 and 88' Street,
the sign would need to be setback 32.5 feet. The City may want to consider amending
this setback to a more consistent 10 to 20 feet as part of its current update. Any sign
erected on this site would need to meet the 32.5 foot setback until such time as the
Zoning Ordinance may be amended.
No plans have been submitted for any wall signs. Wall signs may be installed on the
two facades that front to CSAH 42 and 88"' Street. The number of wall signs is not
limited except by the maximum square footage allowed for the subject site and that the
size of any single wall sign may not exceed 100 square feet.
Trash. The site plan shows a trash enclosure at the southeast corner of the subject
site, as required by Section 20-16-15.B of the Zoning Ordinance. The trash enclosure
must be constructed of materials consistent with those of the principal building. Shrubs
should also be planted on the east and south sides of the trash enclosure to provide
better screening of the structure.
Park and Trail Dedication. Section 21-7-18 of the Subdivision Ordinance requires
dedication of land or a cash fee in lieu of land for development of the City's park and
trail system. The required dedication for commercial subdivisions is 10 percent of the
gross area subdivided or a cash fee in lieu of land equal to 10 percent of the
redevelopment fair market value of the land being subdivided.
The Park and Trail plan identifies a future trail corridor along CSAR 42 abutting the
subject site intended to connect the City's neighborhoods with the commercial core.
Likewise, there would be benefit to having a trail along 88"' to provide access to
existing and planned commercial uses. Until there is development of other sites along
CSAH 42 or 88"' Street, construction of the trails may be premature. As such, a cash
fee in lieu of land or other improvements is recommended.
Grading. A grading and drainage plan has been submitted. These plans and all
stormwater drainage issues are subject to review and approval of the City Engineer.
Utilities. The application materials included utility plans for connection to municipal
sanitary sewer and water services. All utility plans are subject to review and approval
of the City Engineer. Connection to municipal utilities is subject to payment of
applicable SAC and WAC fees consistent with the City's established REC policies.
4
Easements. Section 21-7-15 of the Subdivision Ordinance requires 10 foot drainage
and utility easements be established at the perimeter of all platted lots. Easements are
also required over any drainage facility. The preliminary and final plat must be revised
to include the 10 foot perimeter easements. All easements are subject to review and
approval of the City Engineer.
Final Plat. The applicant must submit a final plat suitable for recording with the
information outlined in Section 21-6-3 and 21-6-4 of the Subdivision Ordinance. The
area to be final platted is generally consistent with the design of the lot shown on the
preliminary plat approve in 1994.
The preliminary plat illustrated a 270 foot by 390 foot lot (2.7 acres) at the southeast
corner of CSAH 42 and 88" Street. The proposed lot measures 225 feet by 310 feet.
The applicant should provide a revised sketch plan for Block 2 of the preliminary plat
showing how the smaller size of the proposed lot effects abutting lots yet to be final
platted.
Development Contract. Upon approval of the final plat, the applicant will be required
to enter into a development contract with the City and pay all applicable fees and
securities. The development contract is subject to review and approval of the City
Attorney.
CONCLUSION
The proposed development of a commercial bank building at the corner of CSAH 42
and 88"' Street is consistent with the City's vision of the CSAH 42/CSAR 39 area
developing into the City's retail and service core. Further, the proposed lot and use
meet all applicable performance standards of the Zoning and Subdivision Ordinances.
As such, our office recommends approval of the application subject to the conditions
Outlined under action option A.
A. Motion to approve site and building plans and a final plat for MRD 2"d Addition,
subject to the following conditions:
The site plan is revised to illustrate the 20 foot setback requirement from
the rear (east) lot line.
2. The landscape plan is revised to add trees along 88"' Street in order to
provide one tree every 40 feet, to provide trees or a shrub line along the
south lot line of the property, and specify foundation planting details,
subject to review and approval of City Staff.
3. The applicant is to submit a photometric light plan showing fixture types,
locations, and illumination patterns, subject to approval of City Staff.
t•1
4. The site plan is modified to eliminate four stalls at the north end of the row
of parking along the east lot line and one stall each at the east end of the
two parking rows on the north of the building. All off-street parking and
drive aisles are to be surfaced with asphalt or concrete and with painted
stalls.
5. All signs shall conform with Section 37 of the Zoning Ordinance.
6. The trash enclosure must be constructed of materials consistent with
those of the principal building with additional shrubs planted on the east
and south sides of the trash enclosure, subject to review and approval of
City Staff.
7. Park and trail dedication requirements are subject to review of the Parks
and Recreation Commission and approval of the City Council.
8. All grading, stormwater drainage, utilities, easements, and access issues
are subject to review and approval of the City Engineer.
9. The applicant is to submit a final plat in the form required by Sections 21-
6-3 and 21-6-4 of the Subdivision Ordinance together with a sketch plan
for Block 2 of the MRD Commercial Park preliminary plat.
10. The applicant shall enter into a development contract with the City and
pay all fees and securities required by it, subject to review and approval
of the City Attorney.
11. Comments of other City Staff.
B. Motion to deny the application based upon a finding that the request is
inconsistent with the Comprehensive Plan, Zoning Ordinance, and Subdivision
Ordinance.
C. Motion to table the request.
pc. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Dan Russ
Erica Dahl
Lynn Sloat
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Review No. 1
ENGINEERING REVIEW
Hakanson Preliminary Plat
Anderson for the City of Otsego
Assoc., Inc.
by
Hakanson Anderson Associates, Inc.
Submitted to: Mike Robertson, Administrator
cc: Judy Hudson, City Clerk
Dan Licht, City Planner
Andy MacArthur, City Attorney
John Oliver & Associates, Inc.
Welsh Development Company, LLC
Reviewed by:
Ronald J. Wagner, PE
Shane M. Nelson, EIT
Date:
August 15, 2002
Proposed
Development:
MRD — Bank Site
Street Location
of Property:
Part of the NE %4 of Section 22, Twp 121, Range 23,
Wright County.
Applicant:
Welsh Development Company, LLC
7807 Creekridge Circle
Minneapolis, MN 55439
Owner of Record:
Devin Nathan, Inc.
7807 Creekridge Circle
Minneapolis, MN 55439
Purpose:
Rezone from A-1 to Commercial
Jurisdictional Agencies
(but not limited to): City of Otsego, Wright County
Wright County Highway Department
Permits Required
(but not limited to): NPDES
Wright County ROW Permit
Considerations:
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INFORMATION AVAILABLE
Plan set dated 8/7/02 by John Oliver & Associates, Inc.
Sheet 1 of 5 — Site Plan
Sheet 2 of 5 — Preliminary Plat
Sheet 3 of 5 — Grading, Drainage & Erosion Control Plan
Sheet 4 of 5 — Preliminary Utility Plan
Sheet 5 of 5 — Preliminary Landscape Plan
City of Otsego Engineering Manual, 2/27/01 revision
City of Otsego Zoning and Subdivision Ordinances as revised
National Wetlands Inventory Map 1991
City of Otsego Comprehensive Plan dated September 1998
REVIEW AND COMMENTS
SITE PLAN
1.. No comments.
PRELIMINARY PLAT
1. Name, address, and phone number of the record owner(s) and the applicant shall be
shown on the plan. (21-6-2.A.3)
2. A key map of the area shall be provided. (21-6-2.A.5)
3. Show existing zoning classifications for land in and abutting the plat. (21-6-2.B.2)
4. Show location and widths of existing driveways and streets. (21-6-2.B.4)
5. Show existing contours — 2 feet minimum intervals. (21-6-2.B.7)
6. Show minimum front and side street setback lines. (21-6-2.C.7)
7. Show location and purpose of all easements on the plan. (21-6-2.C.5)
GRADING DRAINAGE & EROSION CONTROL PLAN
1. Show existing and proposed contours at a minimum of 2' intervals. (6.0.A)
2. Currently all storm water runoff is directed onto 88th Street NE, which is not allowable.
All drainage from proposed plat shall be directed into the 30" RCP storm sewer stub
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provided to the east of the site. The proposed storm sewer system shall have
capacity fora minimum of a 10 -year frequency event. (5.0.F.1)
3. Provide a typical cross section for the proposed ditch realignment along CSAH 42.
Approval must be obtained from Wright County for the realignment.
4. The legend shows a cross -hatch which depicts outfall curb, however there is no
cross -hatching shown on the plan.
PRELIMINARY UTILITY PLAN
1. Currently a connection to sanitary sewer is shown under 88th Street NE. Removal of
asphalt on 88th Street will not be allowed. Connection to existing sanitary sewer main
has been provided for and shall be made utilizing the stub provided to the east of the
site. A sanitary sewer manhole shall be provided at the end of the stub for
maintenance.
2. Currently a connection to the water main is shown under 88th Street NE, which will
not be allowed. Connection to existing water main has been provided for and shall
be made utilizing the stub provided to the east of the site. A temporary hydrant will
be required for flushing purposes.
3. A easement shall be provided over the land adjacent to the site for the utility
connections.
4. Show all existing utilities, including connection points which are approximately 400'
east of CSAH 42.
PRELIMINARY LANDSCAPE PLAN
1. No comments.
OTHER CONSIDERATIONS
1. A statement certifying the environmental condition of the site is required. (21-6-
2.13.10)
2. Submit a wetland delineation report for review, or provide a letter from a certified
wetland specialist acknowledging no wetlands are present within the platted area.
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