05-06-02 PCITEM 3. 1.
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5775 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 - Roessler Building Relocation CUP
REPORT DATE: 1 May 2002 APPLICATION DATE: 15 April 2002
NAC FILE: 176.02 - 02.13 CITY FILE: 2001-33
BACKGROUND
Mr. Neal Roessler has submitted an application to relocate an existing single family
dwelling to14598 NE 84h Street (Lot 8, Block 1 Vasseur's Oak Grove Estate 2nd Addition).
The site is presently developed with a manufactured home and one accessory building.
The subject site is zoned R-3, Residential - Long Range Urban Service District (General).
Single family uses area permitted use in this District. Section 19 of the Zoning Ordinance
requires consideration of a conditional use permit (CUP) for relocation of existing buildings
to lots within the City.
Attached for Reference:
Exhibit A:
Site Location
Exhibit B:
Site Plan
Exhibit C:
Floor Plan
Exhibit D:
Photos
ANALYSIS
Existing Structures. The applicant is proposing to remove the existing manufactured
home and accessory buildings from the property. Removal of the existing structures will
be required prior to issuance of an occupancy permit for the relocated dwelling. The
existing 204 square foot detached accessory building will remain.
Building Relocation. The relocation of existing structures to lots within the City of Otsego
requires compliance with the performance standards outlined in Section 20-19-2, below:
A. Upon relocation, the building shall comply with applicable requirements of the State
Uniform Building Code.
Comment: A building permit is required prior to relocation of any structure. The
applicant is proposing improvements to the house including new furnace and water
heater, re -siding and re -roofing, egress windows, and smoke alarms. Review and
approval of the Building Official for conformance with the Uniform Building Code
should be made a condition of any approval.
B. The proposed relocated building shall comply with the character of the
neighborhood in which it is being relocated as determined by the City Council.
Comment: The neighborhood is fully developed with single family dwellings
consisting of a mix of manufactured housing and stick built structures. The
structure to be located on the property is stick -built and will be consistent with this
character.
C. The relocated use will not result in a depreciation of the neighborhood or adjacent
property values.
Comment. Provided the structure has a similar character and site improvements
as adjacent dwellings and is in conformance with applicable performance standards,
no depreciation is anticipated.
D. The relocated structure shall be similar to the market valuation of adjacent principal
structures as determined by the City or County Assessor.
Comment. The structure currently on the property has an assessed value of$1,000.
The average value of the properties (land and buildings) within the general area of
the subject site is $72,400. No value was provided for the relocated structure, but
assuming it is of similar character with the proposed improvements it may be
expected to have a value at least comparable to other properties in the area.
E. The relocated structure shall be ready for occupancy within six (6) months from the
date of location on site.
Comment: This requirement should be made a condition of any approval.
Lot Standards. The following table illustrates required performance standards for single
family lots and dwellings in the R-3 District. The building is to be located on the existing
foundation, which meets all setback requirements. A revised site plan must be submitted
showing the location of the house, septic and well.
Page 2 of 5
Lot
Lot
Lot
Lot
Building Setbacks
Area
Width
Depth
Cover
Height
Front Side Rear
Required 1.0 ac.
1 150 ft.
1 100 ft.
L25%
2.5 stories 1 35 ft. 15 ft. 65ft.
Single Family Dwelling Standards. Section 20-17-11 of the Zoning Ordinance
establishes minimum design standards for single family uses, which apply to this
application. The basic requirements are for a perimeter foundation, minimum dimensions
of 30 feet by 24 feet, a shingled roof, and minimum overhangs of 1 foot. The Building
Official will need to verify that the structure meets the minimum exterior dimensions, but
based upon the photo exhibits and other information provided by the applicant, the existing
structure appears in conformance with these requirements.
CUP Criteria. In considering CUP applications, the Planning Commission and City
Council must also take into consideration the possible adverse impacts of the building
relocation based upon (but not limited to) the following factors outlined in Section 20-4-2. F
of the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The following policies may be cited in support the applicant's request:
The character of individual neighborhoods shall be reinforced, maintained
and upgraded. (Policy Plan, pg. 40)
2. The proposed use's compatibility with present and future land uses of the area.
Comment. The area is developed with low density single family residential uses,
which are planned to continue by the Comprehensive Plan. As such, the proposed
use will be compatible with present and future land uses.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment. As noted above, the subject site and relocated structure conform with all
applicable performance standards. A certificate ofsurvey is necessaryto document
compliance.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The relocated dwelling and single family use of the property may be
considered an improvement of the property from its existing condition and is
therefore expected to have a positive effect on the neighborhood.
Page 3 of 5
5. The proposed use's impact upon property values of the area in which it is proposed.
Comment: Although no study has been completed, the proposed use is not
anticipated to negatively impact area property values.
6. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
Comment: The relocated structure will access off of Ochoa avenue and will not
generate traffic beyond the capabilities of streets serving the subject property.
7. The proposed use's impact upon existing public services and facilities including
parks, schools, streets, and utilities and its potential to overburden the City's
service capacity.
Comment. The proposed use is not anticipated to have a negative impact to the
City's service capacity.
Utilities. The applicant has had an inspection of the existing septic system on the
property completed, which found the system to be in non-compliance with MPCA Rules
7080. As such, the applicant is planning to upgrade the existing septic system and install
a new well on the site. These systems are subject to review and approval of the City
Building Official.
Security. Section 20-19-3 of the Zoning Ordinance requires that a security to be posted
for the relocation of existing structures. This security is required in part to cover any costs
that may be incurred due to damage during the relocation as well as encourage completion
of the project. Such a security as determined by the building official should be required
as a condition of approval.
CONCLUSION
The proposed relocation of an existing single family dwelling to 14598 841h Street is an
improvement of the property and generally consistent with requirements for building
relocations. The request is consistent with the Comprehensive Plan policies to support
and encourage improvements within existing neighborhoods. As such, our office
recommends approval of the requested CUP, subject to the following conditions:
A building permit is applied for and approved by the Building Official prior to
relocation of the structure subject to verification of the exterior dimensions of the
building.
Page 4 of 5
2. The relocated structure shall be ready for occupancy within six (6) months from the
date of location on site, subject to approval of the Building Official.
3. An occupancy permit for the relocated structure shall not be issued until such time
as the existing dwelling and debris are removed from the property.
4. The applicant is to submit a certificate of survey identifying the location of the new
dwelling, septic system and well locations.
5. The design of an on-site septic system and well are subject to review and approval
of the Building Official.
6. A security as required by Section 20-19-3 of the Zoning Ordinance as determined
by the building official is posted.
7. Comments of other City Staff.
pc. Mike Robertson
Judy Hudson
Jerry Olson
Andy MacArthur
Ron Wagner
Neal Roessler
Page 5 of 5
ON THE GREAT RIVER ROAD
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ITEM 3.2.
"ORT" ItST ASSOCIA-Tto CONSULTA"Its, INC,
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO:
FROM:
RE:
REPORT DATE:
NAC FILE:
BACKGROUND
Otsego Mayor and City Council
Otsego Planning Commission
Daniel Licht
Otsego - Lefebvre's Carpet, Building Expansion
1 May 2002 APPLICATION DATE: 15 April 2002
176.02 - 02.11 CITY FILE: 2002-12
Lefebvre's Carpet located at 9244 NE Parrish Avenue is proposing a 6,900 square foot
addition onto their existing building. The existing 3,600 square foot building was
constructed in 1994 following site and buildingIan a
proval y the City. To
accommodate the building addition, the applicant iproposing oto attach more land to the
west line of the existing lot. The 13,870.8 square foot parcel addition is being detached
from the adjacent agriculture parcel owned by Mr. Richard Lefebvre.
The Comprehensive Plan guides the subject site for commercial uses within the Sanitary
Sewer Service District. The subject site is zoned B-3, General Business District.
Expansion of the commercial business is subject to site and building plan review. The
additional lot area can be processed by administrative subdivision. However, the parcel
to be attached to the subject site is zoned A-1, Agriculture Rural Service Area and must
be rezoned to B-3 District.
Exhibits.
A. Site Location
B. Site Plan
C. Building Elevations
Page 1 of 7
ANALYSIS
Zoning. The existing site is zoned B-3 District, which allows for carpet sales as a
permitted use. The parcel to be attached to the existing property is zoned A-1 District. In
order to allow for expansion of Lefebvre Carpet onto the detached parcel, it must be
rezoned to B-3 District. Section 20-3-2.F of the Zoning Ordinance outlines the criteria the
Planning Commission and City Council are to consider in evaluating the request:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Lefebvre Carpet site and parcel to be attached to it are guided by
the Comprehensive Plan for commercial uses as part of the City's primary
commercial center at CSAH 39 and TH 101. Accommodating expansion of
Lefebvre Carpet would be consistent with the City's goals for the area.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The area surrounding Lefebvre Carpet is guided for commercial uses,
which the expanded showroom/warehouse would be compatible with. Existing uses
are limited to a legal non -conforming single family dwelling to the south of the
subject site and agriculture fields to the north and east.
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 conform with all applicable standards
of the Zoning and Subdivision Ordinance, including those conditions of the original
site plan approval that have not been implemented.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The rezoning will provide for expansion of an existing business in an area
guided to be the commercial focus of the City. No negative impacts are anticipated.
5. The proposed use's impact upon property values of the area in which it is proposed.
Comment: Although no study has been completed, the proposed use is not
anticipated to negatively impact area property values.
6. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
Page 2 of 7
Comment. Lefebvre Carpet has access to CSAH 42, which has adequate capacity
for the use. The site has been laid out in such a manner to allow for future access
to an extension of Quaday Avenue north from Otsego Waterfront West.
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.
Access. The subject site currently has access from CSAH 42, which is shared with the
property to the south. Future access to the site will be available to the east at such time
as Quaday Avenue is extended north from Otsego Waterfront West. The original site plan
was laid out to facilitate this future street connection, including applicable setback
requirements. The City Engineer should review the detachment to ensure that the east
line of the property will abut the future right-of-way.
Lot Requirements. The existing building and proposed expansion meets all applicable
lot and setback standards of the B-3 District. The expanded building will also meet a
°front° setback requirement from the east lot line when Quaday Avenue is extended north
from Otsego Waterfront West, consistent with the City's Transportation Plan.
The building would not meet a front setback for an extension 93rd Avenue along the south
lot line. A 30 -foot setback from the south line was to be provided according to the 1994
plan review, but the survey indicates that the building was constructed with only a 16 -foot
to 17 -foot setback. If 93rd Street is extended, the building will be non -conforming. The
applicant may want to consider off -setting the building addition to be 35 -feet from the south
lot line in order to meet a potential future setback requirement.
Building Design. Section 20-17-4.6.1 requires that buildings within the B-3 District be
constructed of at least 75 percent Grade °A° materials. The existing building is a single
story structure with a stucco facade and asphalt shingles on a pitched roof. The proposed
expansion facade and roof materials will match that of the existing building. Stucco is
listed as a Grade "A" material in Section 20-17-4.A meaning the building construction
conforms with the requirements of the Zoning Ordinance.
Page 3 of 7
Lot
Lot Setbacks
Area
Width
Front Side Rear Parkin
Required
1.Oac.
200ft. 65ft. l oft. 2oft. 15/5ft.
Proposed
1.6ac
200ft. 1 71.5ft. 1 15.ft. 40ft. Unknown
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The building would not meet a front setback for an extension 93rd Avenue along the south
lot line. A 30 -foot setback from the south line was to be provided according to the 1994
plan review, but the survey indicates that the building was constructed with only a 16 -foot
to 17 -foot setback. If 93rd Street is extended, the building will be non -conforming. The
applicant may want to consider off -setting the building addition to be 35 -feet from the south
lot line in order to meet a potential future setback requirement.
Building Design. Section 20-17-4.6.1 requires that buildings within the B-3 District be
constructed of at least 75 percent Grade °A° materials. The existing building is a single
story structure with a stucco facade and asphalt shingles on a pitched roof. The proposed
expansion facade and roof materials will match that of the existing building. Stucco is
listed as a Grade "A" material in Section 20-17-4.A meaning the building construction
conforms with the requirements of the Zoning Ordinance.
Page 3 of 7
Off -Street Parking. There is a parking area with space for approximately 16 -stalls
existing on the west side of the building based on the approved 1994 site plan. The 1994
site plan approval allowed construction of 11 stalls to be deferred until there would be a
determined need. The parking lot was to be constructed with backing space at the north
end and perimeter concrete curb. To determine the number of required stalls for the
expanded building, the following formula is used:
10,500sf. x 90% x 1 stal11250sf. = 38 stalls
The applicant will need to submit an updated site plan for the property showing an
expansion of the parking area to provide 38 parking stalls that conform to the required 9 -
foot by 20 -foot dimensions with a 24 -foot drive aisle. Two of the 38 stalls must be disability
van accessible. It may be possible to defer construction of some of the 38 stalls if demand
is expected to be lower. The City would require a proof -of -parking agreement allowing the
City to cause construction of the additional parking stalls should a need be demonstrated.
Off -Street Loading. The building plans include an overhead door on the south side of the
building. Because the building is only setback 15 -feet from the south line, there is not
space on the property to maneuver into the loading area. To address this problem, the
loading area should be relocated to the north side of the building, with driveway access
provided in combination with the expanded parking lot.
Landscaping. No landscaping plan has been submitted. A condition of the 1994 site plan
approval was that a landscape plan was to be provided for installation of planting materials
surrounding the parking lot, lot perimeter, and adjacent to the building. Off-street parking
and loading areas are required to be landscaped and screened from surrounding uses and
the public right-of-way in compliance with Section 20-16-7 of the Zoning Ordinance.
Commercial uses must also provide landscaping at the perimeter of the property and
adjacent to the building. In order to bring the site into conformance with the Zoning
Ordinance and the 1994 site plan approval, the applicant must submit a landscape plan
and install planting materials addressing the following:
The boundary of the site adjoining other properties.
2. The immediate perimeter of the building.
3. The perimeter of all off-street parking and loading areas.
Exterior Lighting. No plans for exterior lighting have been submitted. Any lights that are
to be installed must have a 90 -degree horizontal cut-off. At a minimum, wall mounted
fixtures should be installed above each exterior door for security purposes.
Page 4 of 7
Trash Enclosure. There is no exterior trash enclosure currently on the property. If an
exterior dumpster is to be provided, it must be fully screened from view within an enclosure
approved by City Staff.
Signs. No plans have been submitted for new site signs. Any new signs that are
proposed must conform with Section 37 of the Zoning Ordinance. There is an existing off -
premises sign for Lefebvre Carpet located near the CSAH 42 and CSAH 39 intersection.
Off -premises signs are prohibited by the Zoning Ordinance. As such, this sign (or any
other off -premises signs) must be removed as a condition of approval.
Grading. The applicant has not submitted a grading plan. A grading plan should be
submitted for review and approval of the City Engineer given the increase in impervious
surface with the proposed expansion. Easements will be required around the exterior
perimeter of the detached parcel. All grading, drainage, and easement issues are subject
to review and approval of the City Engineer.
Utilities. The subject site is served by an on-site well and septic system and the applicant
is not proposing connection to municipal utilities at this time. The condition of the existing
systems and impact of the proposed expansion should be subject to review and approval
of the City Engineer.
CONCLUSION
The proposal to expand the existing Lefebvre's Carpet building is generally appropriate
and consistent with City policies and regulations. However, more complete information
must be submitted in order to establish conformance with site and building requirements
for commercial uses and the 1994 site plan approval including landscaping, off-street
parking, loading areas, grading and drainage, etc. Until these plans are submitted, we
would recommend that the request be tabled. Actions for the Planning Commission and
City Council to consider are outlined below.
Decision 1 - Zoning Amendment
A. Motion to approve a Zoning Map amendment rezoning that portion of PID 118-500-
154302 subject to administrative subdivision from an A-1 District to B-3 District
designation based upon a finding that the request is consistent with the
Comprehensive Plan.
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.
Page 5 of 7
Decision 2 - Site and Building Plan Review
A Motion to approve site and building plans for Lefebvre's Carpet, subject to the
following conditions:
1. The City Engineer review the proposed administrative subdivision relative
to any impacts for the future extension of Quaday Avenue.
2. A site plan is submitted providing for 38 off-street parking stalls in
conformance with the standards of Section 20-21-4.1-11 of the Zoning
Ordinance.
3. The building plans are revised to provide the loading berth on the north side
of the addition with adequate maneuvering space shown on the updated site
plan.
4. A landscaping plan is submitted that provides for plantings in the areas
outlined below. The landscape plan is to be installed prior to a certificate of
occupancy being issued or a security being provided to ensure compliance.
a. The boundary of the site adjoining other properties.
b. The immediate perimeter of the building.
C. The perimeter of all off-street parking and loading areas.
5. The building plans are revised to provide light fixtures above each exterior
entrance. All exterior light fixtures are to have a 90 -degree horizontal cut-off
and so directed to minimize glare to adjoining properties or public rights-of-
way.
6. Any exterior trash containers shall be fully screened from view within an
enclosure as approved by the Building Official.
7. All signs shall conform with Section 37 of the Zoning Ordinance. Any and
all existing off -premises signs advertising Lefebvre Carpet within the City of
Otsego shall be removed.
8. The applicant shall submit a grading plan. All grading, drainage and
easements are subject to review and approval of the City Engineer.
9. Issues related to use of the existing on-site septic and well system shall be
subject to review and approval of the City Engineer.
Page 6 of 7
10. Comments of other City Staff.
B Motion to deny the application based upon a finding that the request is inconsistent
with the Comprehensive Plan and Zoning Ordinance.
PC. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Dave Lefebvre, Lefebvre's Carpet
Tim Smith, T.S. Construction, Inc.
Page 7 of 7
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ITEM 3.3.
toNautim"I'S" INC.
5775 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 - Waterfront PUD; Blackwoods Development Plan
REPORT DATE: 1 May 2002 APPLICATION DATE: 16 April 2002
NAC FILE: 176.02 - 02.12 CITY FILE: 2002 -
BACKGROUND
Landcor Construction, Inc. has submitted site and building plans for a Blackwoods full-
service restaurant, bar, and banquet facility. The 22,300 square foot building is to be
constructed on Lot 3, Block 2 of the Otsego Waterfront West preliminary plat, consistent
with the approved PUD Development Stage Plan.
The subject site is zoned PUD District as approved by the City Council on April 8, 2002.
Within this PUD District, site and building plan reviews for each of the lots is processed
as an amendment of the PUD Development Plan. The subject lot is also within Subdistrict
B of the WS Overlay District for the Mississippi River.
Exhibits:
A.
Site Location
B.
Site Plan
C.
Building Elevations
D.
Floor Plan
E.
Grading Plan
F.
Utility Plan
G.
Lighting Plan
Page 1
ANALYSIS
PUD District. The PUD District approved for Otsego Waterfront West incorporates the
uses and performance standards of the B-3 District. The proposed restaurant use is
identified as a permitted use in the underlying B-3 District. In addition to the basic
standards of the Zoning Ordinance, lots within the project are subject to specific design
standards incorporated as part of the PUD District. These requirements will be reviewed
in subsequent paragraphs.
In that the application is an amendment of the PUD Development Plan, the Planning
Commission and City Council must consider the criteria outlined in Section 20-3-2.F of the
Zoning Ordinance in evaluating the request:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
4. The proposed use's effect upon the area in which it is proposed.
5. The proposed use's impact upon property values of the area in which it is proposed.
6. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
7. The proposed use's impact upon existing public services and facilities including
parks, schools, streets, and utilities and its potential to overburden the City's
service capacity.
Final Plat. A final plat for Otsego Waterfront West has not been approved by the City
Council. Prior to approval of the site and building plans for Blackwoods, a final plat will
need to be submitted and approved. The Planning Commission may make a
recommendation on the site and building plans, but the City Council needs to act on a final
plat application prior to acting on this request. Please note that this report will reference
the subject site and other lots within the development based on their preliminary plat
designations lacking a complete final plat.
Access. The site plan identifies two access points directly to Quaday Avenue from the
subject site. Access to Quaday would also be available via a shared driveway with Lots
1 and 2 of Block 2 to the south and additional accesses to the north.
Page 2
The shared access at the southeast corner of the parking lot may present conflicts with
circulation from the bank site and drive through stacking. As such, we recommend that the
curb openings immediately north of the bank building be closed off and the islands
redesigned to provide more direction to vehicles entering/exiting the bank site.
In reviewing the preliminary plat and development stage plan, City Staff recommended that
two accesses on the west side of Quaday Avenue north of 91st Street be combined and
aligned with an access to Lot 1 of Block 3, with a break in the center median. This change
would eliminate the northern most access to Quaday Avenue on the subject site. The
applicant will need to revise the site plan to incorporate this change.
Sidewalks are being provided along both sides of Quaday Avenue and 91s' Street for
pedestrian access throughout the project. Connections to these sidewalks should be
provided from the building to Quaday Avenue adjacent to the main entrance at 91 n Street.
An at -grade pedestrian way should also be provided between Blackwoods and the future
motel site to the north. The preliminary development stage plan indicated that a tunnel
would be provided between these two uses, but such it is not identified on these plans.
Lot Requirements. Lots within the PUD District are not subject to any minimum area or
width requirements. Setbacks within the PUD District are the same as those imposed in
the B-3 District, unless modified as part of an approved development plan. The table
below illustrates required and proposed setbacks. All of the applicable setback
requirements are complied with. The zero setback for parking on the side lot line is
acceptable to provide for cross parking and access approved as part of the PUD District.
Principal Building Parking
Front Side Rear Street:J: I Side
Required 35ft. 10ft. 65ft. 15ft. 5ft.
Proposed 100ft. 70ft./190ft. 65ft. 15ft. Oft.
Building Design. The building is a one-story structure with varied roof designs. The
building is quite long given its size, but the mass of the building is disguised somewhat by
articulating the facade and varied roof treatments. The exterior materials are cedar siding
over a stone veneer base and asphalt shingles.
Our estimate is that the front and rear facades of the building are approximately 85 percent
cedar siding, not including doors and windows. The Zoning Ordinance would limit the use
of wood siding to not more than ten percent of the area of any one wall. Further, the PUD
development standards would require that at least 60 percent of any one wall be masonry
material, although it suggests that some flexibility may be allowed for individual buildings.
Page 3
In order to bring the building exterior closer to the design standards requirements, as well
as further mitigate the building mass, the amount of stone on the building should be
increased. We recommend that base to roof stone treatments be used at each building
entrance, wall segments without windows at a minimum. The goal should be to achieve
at least 60 percent stone facade while maintaining the user's overall design theme.
The PUD development standards also require that all buildings have a two-story
appearance. The 24 -foot height of the proposed building is consistent with that of a two-
story building, but the mansard style roof is not. Consideration should be given to a two-
story facade treatment on the west end of the building, which is most visible from Quaday
Avenue. Providing a false second story treatment on this end of the building may help
integrate the design into the overall project.
Landscaping. A landscape plan for the perimeter of the property and abutting the
building has been submitted. The landscape plan provides a variety of materials generally
appropriate for the area. The landscape plan will need to be revised to provide plantings
in the islands on the north side of the building and continue the boulevard treatment along
Quaday Avenue.
The yard abutting TH 101 is to be planted with 14 Black Hills Spruce trees. Some
overstory trees or shrubs should also be provided for variety. We would expect that a
similar treatment will be provided along the entire frontage of TH 101 as the overall project
develops. The tree plantings were to be combined with berms along TH 101 to break up
the mass of the parking area without screening the building. No details have been
provided for the berm and must be submitted.
The PUD development standards require 150 square feet of island space for each 25
parking stalls. The landscape islands within the parking lot exceed this requirement.
Recommended changes to the southeast corner of the parking area will also increase the
greenspace at the perimeter of the parking lot.
Off -Street Parking. Restaurants, bars, and banquet facilities must provide one parking
stall for each 40 square feet of gross floor area for dining or bar areas and one parking
stall for each 80 square feet of kitchen area. The parking breakdown for the use follows:
Use
Area
Requirement # of Stalls
Dining
3,624sf.
1 stall/40sf. 91
Bar
1,643sf.
1 stall/40sf. 41
Banquet
4,339sf.
1 stall/40sf. 109
Patio
2,630sf.
1 stall/40sf. 66
Kitchen
5,102sf.
1 stall/80sf. 64
Total 371
Page 4
The site plan provides 313 stalls on the subject site, a deficit of 58 stalls by Zoning
Ordinance requirements. The ability to determine cross -parking arrangements with
adjacent lots is difficult at this time without more specific details regarding the other uses.
The parking stall deficit may be off -set by seasonal use of the patio areas. Prior to
approval of the site plan, the applicant should provide information regarding operation of
the banquet facilities, dining room, and seasonal use of the patio and any information
about the adjacent motel use to determine if the stalls provided will be adequate.
The stalls south of the building and fronting Quaday Avenue should be shifted east to
increase the greenspace along the street and align with the parking rows to the north. The
impact of this change to the convenience food use to the south can be addressed with
angled one-way parking on that site, making the westerly entrance right -in only.
The site plan provides four van accessible disability parking stalls. The Americans with
Disabilities Act would require a total of eight stalls be provided based upon the total
number of stalls provided for the use. The site plan will need to be revised to provide an
additional four disability accessible stalls. These stalls should be located in close
proximity to the main entrance at the southwest corner of the building.
Signs. The applicant has submitted plans for one free standing sign to be located along
the east property line, adjacent to Highway 101. This sign was mistaken for an area
identification sign during the preliminary development stage review.. Each lot within the
PUD District is allowed one freestanding sign not more than 100 square feet in area or
greater than 20 feet tall. The proposed sign is consistent with these requirements.
No plans have been submitted for wall signs. The area allowed for wall signs is limited
to 15 percent of the area of the east and west building facades, minus the area of the
freestanding sign. Further, no single wall sign may exceed 100 square feet. A plan
showing the number, location, and size of all wall signs must be submitted for review.
Lighting. A lighting plan showing the location, type, and illumination of exterior light
fixtures has been submitted. The lighting plan proposes low height street fixtures on the
sidewalk surrounding the building and taller fixtures are located in the parking lots. The
light fixtures will be consistent with those identified in the PUD Development Standards.
Trash. A trash area is shown on the site plan at the northwest end of the building. The
trash area is shown on the south side of the building on floor plans or building elevations.
The trash area, if not internal to the building, should be constructed of the same exterior
materials as the building so as to blend into the structure. The applicant will need to
correct the site plan or elevations and floorplans to correctly show the trash area location.
Grading Plan. The applicant has submitted a grading plan, which does not include
existing or proposed contours. This information should be submitted and is subject to
review and approval of the City Engineer.
Page 5
Utility Plans. Plans for sanitary sewer, water, and storm sewer for the subject site have
been submitted. These plans show connection to the utility trunk lines within Quaday
Avenue, as well as trunk facilities intended to be extended under TH 101 along the north
lot line. These trunk facilities are overlaid by a drainage and utility easement. All utility
plans are subject to review and approval of the City Engineer.
CONCLUSION
Introduction of Blackwoods restaurant as the first use within Otsego Waterfront West will
provide an exciting anchor tenant for the development that will draw patrons from the City
and beyond and is a positive start to the project. A number of issues related to the
submitted site and building plans must be further addressed or revised to ensure
consistency with the City's performance standards or those applied specifically to this PUD
District. The Planning Commission and City Council may consider the applications and
table them for further review or approve the request subject to conditions as outlined below
allowing City Staff to work with the applicant to resolve outstanding issues.
A. Motion to approve a PUD Development Stage Plan for Blackwoods Restaurants,
subject to the following conditions:
1. Approval is subject to approval of a final plat for the subject site and all
public right-of-ways and execution of a development agreement.
2. Access points to Quaday Avenue shall be revised to provide one full
intersection at a point north of 91 s' Street subject to review and approval of
City Staff.
3. The site plan is revised to address the following:
a. To provide greater segregation between traffic from the subject site
and future bank property, subject to approval of City Staff.
b. Sidewalk connections to Quaday Avenue and between Blackwood
and the motel use to the north are to be provided.
C. The parking stalls along Quaday Avenue south of 91" Street are
pulled back consistent with the stalls north of 91St Street. The
convenience food site to the south is to be revised with the westerly
access from the shared driveway designed as a right -in only.
d. A total of eight disability accessible parking stalls are provided in
proximity to building entrances.
Page 6
e. The site plan (or building plans) are revised to indicate the actual
location of the trash area.
4. The building facade is revised to incorporate at least 60 percent stone
materials on any one wall (excluding windows and doors), emphasizing
entrances and blank walls, and to provide faux second story treatment on the
western portion of the building.
5. The landscape plan is revised to address the following:
a. Provide plantings within the parking islands on the north side of the
building and the full lot width along Quaday Avenue.
b. Provide details on the proposed berm adjacent to TH 101 and
incorporate additional plantings for variety.
C. Identify locations for decorative benches or planters and provide
detail on decorative fencing to be installed consistent with the PUD
Development Standards.
6. Additional information regarding restaurant and banquet operations and use
of the patio area is submitted for evaluation related to off-street parking,
subject to approval of City Staff.
7. Plans for the number, size, and location of proposed wall signs are
submitted, subject to review and approval of City Staff.
8. All grading, drainage, utilities and easement issues are subject to review and
approval of the City Engineer.
g. Comments of other City Staff.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan, Zoning Ordinance, and PUD District.
C. Motion to table the request.
pc. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Patty Fowler
Robert Fields/ Steve Fisher
Page 7
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