ITEM 3.6 Your Garage LLCF Otsezo
MINNESOTA
DEPARTMENT INFORMATION
Request for
City Council Action
ORIGINATING DEPARTMENT
REQUESTOR:
MEETING DATE:
Planning
City Planner Licht
13 April 2020
PRESENTER(s)
REVIEWED BY:
ITEM #:
Consent
City Administrator/Finance Director Flaherty
3.6 —Your Garage, LLC
STRATEGIC VISION
MEETS:
I THE CITY OF OTSEGO:
Is a strong organization that is committed to leading the community through innovative
communication.
Has proactively expanded infrastructure to responsibly provide core services.
Is committed to delivery of quality emergency service responsive to community needs and
expectations in a cost-effective manner.
X
Is a social community with diverse housing, service options, and employment opportunities.
Is a distinctive, connected community known for its beauty and natural surroundings.
AGENDA ITEM DETAILS
RECOMMENDATION:
City staff recommends approval of a Zoning Map amendment, PUD-CUP, and site/building plans.
ARE YOU SEEKING APPROVAL OF A CONTRACT?
IS A PUBLIC HEARING REQUIRED?
No.
Held by Planning Commission 6 April 2020.
BACKGROUND/JUSTIFICATION:
Your Garage, LLC is proposing construction of 2 buildings having a total of 20,700 square feet to be used for
21 individual warehouse spaces. The 3.13 acre subject site is Lot 3, Block 1 Autumn Woods Commercial
located on the east side of Queens Avenue north of CSAH 36.
The proposed development requires consideration of a Zoning Map amendment rezoning the subject site
to 1-3 District, a PUD-CUP to allow multiple principal buildings on 1 lot, and site and building plan review. A
public hearing to consider the applications was held at the Planning Commission meeting on 6 April 2020.
Mr. Ron Touchette, the applicant, participated in the meeting and agreed to the recommendations of City
staff. There were no public comments and the public hearing was closed.
The Planning Commission discussed use of the buildings and did not want to see the property operate as a
"man -cave" location. Mr. Touchette indicated that he intends to retain ownership of the property and not
subdivide the units by cordiaminum and it not seeking that type of occupancy. City staff reiterated that
any proposal to sell individual units would be subject to City approval and the use of the property is only
that allowed under the proposed 1-3 District uses. The Planning Commission also discussed the
appearance of the buildings from TH 101 and recommended adding shade trees and shrubs to the west
and south of the buildings to improve the appearance of the property. The Planning Commission voted 6-0
in separate motions to recommend approval of the applications.
SUPPORTING DOCUMENTS ATTACHED:
■ Planning Report dated 7 April 2020
■ Findings of Fact and Decision re: Zoning Map Amendment
■ Ordinance 2020-03
■ Findings of Fact and Decision re: PUD-CUP/Site and Building Plan Review
POSSIBLE MOTION
PLEASE WORD MOTION AS YOU WOULD LIKE ITTO APPEAR IN THE MINUTES:
Motion to adopt Ordinance 2020-03 amending the Zoning Map and approve a PUD-CUP/Site and Building
Plans for Your Garage, LLC, subject to the conditions stated in the Findings of Fact and Decision as
presented.
BUDGET INFORMATION
FUNDING: BUDGETED:
NA
TPC
The Planning Company
PLANNING REPORT - updated
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
REPORT DATE: 7 April 2020
ACTION DATE: 25 April 2020
RE: Otsego —Your Garage, LLC; PUD-CUP/Site and Building Plan Review
TPC FILE: 101.02
BACKGROUND
Your Garage, LLC is proposing construction of 2 buildings having a total of 20,700 square feet to
be used for 21 individual warehouse spaces. The 3.13 subject site is Lot 3, Block 1 Autumn
Woods Commercial located on the east side of Queens Avenue north of CSAH 36. The
proposed development requires consideration of a Zoning Map amendment rezoning the
subject site to 1-3 District, a PUD-CUP to allow multiple principal buildings on 1 lot, and site and
building plan review. A public hearing to consider the applications has been noticed for the
Planning Commission meeting on 6 April 2020.
Exhibits:
■ Site Location Map
■ Building elevation plan
■ Building floor plan
■ Site Plan
ANALYSIS
Condominium Ownership. The developer originally proposed to divide ownership of the units
within the 2 buildings through condominium ownership but is no longer pursuing that. A
condominium is subject to the provisions of the City Code pursuant to Minnesota Statutes
515A.1-106. A future proposal to divide ownership of the individual units as a condominium
would be subject to City approval.
Zoning. The subject site is zoned B-3, General Business District. The site is proposed to be
rezoned to 1-3, Special Industrial District. The proposed units occupancy by any allowed use
within the 1-3 District. The proposed development includes 2 principal buildings on 1 lot, which
requires approval of a PUD-CUP in accordance with Section 11-16-3.0 of the Zoning Ordinance.
Consideration of the Zoning Map amendment and PUD-CUP is to be based upon (but not
limited to) the following criteria set forth in Section 11-3-2.F and Section 11-4-2.F of the Zoning
Ordinance:
The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: The Comprehensive Plan guides the subject site for future industrial uses
within the East Sewer District. The industrial development guided for the subject site is
to be smaller scale buildings and low intensity uses similar with the character of existing
uses in the area that were established prior to the area being annexed to the City in
1994. The proposed use is consistent with the Future Land Use Plan and policies for
development within this area of the City.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is surrounded by the existing and planned uses shown in the
table below. The residential uses to the east of the subject site are separated by an
approximate 10 foot change in elevation and existing vegetation in the rear yards of the
residential lots. A mix of shade and evergreen tree plantings are recommended to the
east of the proposed buildings within the subject site to provide additional screening to
supplement the existing trees on the residential properties.
Direction
Land Use Plan
Zoning Map
Existing Use
North
Industrial
1-3 District
Office/warehouse
East
LD Residential
R-3 District
Single family dwellings (lac, lots)
South
--
--
Queens Avenue
West
Industrial
1-3 District
Manufacturing (Canvas Craft)
3. The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
Comment: The proposed development will be required to comply with the applicable
performance standards of the Zoning Ordinance and Engineering Manual.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The subject site is accessed from Queens Avenue, which is designated by the
2012 Comprehensive Plan as a Commerciaondustrial Collector Street. The existing
N
roadway has adequate capacity to accommodate traffic that would be generated by
development of the subject site as proposed.
5. The proposed use can be accommodated by existing public services and facilities and
will not overburden the City's service capacity.
Comment: The proposed use is within the East Sewer District where urban uses are
guided based on available infrastructure. The proposed use does not require connection
to utilities. The development of the subject site will not impact City service capabilities.
Building Finish. The submitted building elevation plan does not indicate the type of exterior
finish on the proposed building, but it appears to be a standing seam metal material. Section
11-17-4.E.3 of the Zoning Ordinance allows use of steel siding for principal buildings within the
1-3 District based on the use of this material for buildings constructed prior to the area being
annexed to the City. The developer states that the proposed color of the exterior building walls
is to be a dark grey at wainscoting height with light grey above and the roof is to be dark grey.
The doors and trim on the buildings will be white.
Building Height. Principal buildings within the 1-3 District are limited to a height of 35 feet by
Section 11-87-9 of the Zoning Ordinance. The proposed 2 principal buildings have 19 foot high
sidewalls and a 6-in-12 pitched roof that is within the height allowances of the Zoning
Ordinance.
Landscaping. The developer has not submitted a landscape plan. Section 11-19-2.B of the
Zoning Ordinance requires preparation of a landscape plan for yards at the perimeter of the
property, building foundations, and off-street parking areas. City staff recommends that the
landscape plan provide for a mix of shade and evergreen trees on the slope east and south of
the buildings to screen the property from the existing residential uses to the east adding to the
existing vegetation in place at the rear of the residential lots. Shade trees installed in the front
at 50 feet on center and shrubs to screen the front view of the building are to be installed in the
yard abutting Queens Avenue. A landscape plan is to be submitted and is subject to review and
approval of the Zoning Administrator.
Lot Requirements. Section 11-87-7 of the Zoning Ordinance requires lots within the 1-3 District
to be a minimum of 1 acre in area and 200 feet in width. The subject site is an existing lot of
record that is 3.13 acres in area and measures approximately 420 feet in width along Queen
Avenue. The lot complies with the minimum area and width requirements of the 1-3 District.
Lot Coverage. Section 11-87-8 of the Zoning Ordinance limits impervious coverage within the
subject site. Building coverage within the lot is limited to not more than 30 percent of the lot
area. The proposed total area of 20,700 square feet for the 2 principal buildings is equal to 15.2
percent of the lot area and within the allowances of the Zoning Ordinance. The site plan must
be revised to identify the area of all impervious surfaces, which cannot exceed 70 percent of
the area of the subject site, or 95,432 square feet.
3
Setbacks. The table below indicates the 1-3 District setbacks set forth by Section 11-87-8 of the
Zoning Ordinance applicable to the proposed 2 principal buildings within subject site. The
location of the proposed buildings comply with the required setbacks of the 1-3 District.
Queens Ave.
North
tEast
E�2yOft.
Required
30ft.
10ft.
Proposed
30ft.
10ft.
55ft.
Off -Street Parking. The subject site is to be accessed via 1 driveway from Queens Avenue. The
driveway is 30 feet wide with a culvert below the surface to convey stormwater along Queens
Avenue. The proposed driveway is 55 feet from the existing driveway to access the abutting
property to the north, which is less than the 200 feet required by Section 11-21-6.B of the
Zoning Ordinance based on the major collector designation for Queens Avenue. The location of
the access is to be allowed by approval of the City Engineer based on the lack of alternative
access to the subject site.
The drive aisles within the subject site extend between the 2 principal buildings and along the
west ends of the buildings. The width of the paved area between the buildings is 60 feet. The
narrowest width of the drive aisles on the west end of the 2 principal buildings is 28 feet. The
width of the proposed drive aisles exceeds the 24 foot minimum requirement for 2 way traffic
established in Section 11-21-7.B of the Zoning Ordinance and is sufficient to allow for
circulation within the subject site. The width of the drive aisles west of the 2 principal buildings
must be reduced, however, to comply with the minimum 15 foot setback for any off-street
parking or drive aisle from public rights -of -way required by Section 11-21-5.B.1 of the Zoning
Ordinance.
The surface of the proposed drive aisles is not indicated on the site plan. Section 11-21-7.0 of
the Zoning Ordinance requires the surface to be paver brick, asphalt, or concrete. Section 11-
21-7.D of the Zoning Ordinance further requires the off-street parking area to be surrounded by
perimeter concrete curb, which is not indicated on the plans. The design specifications for the
off-street parking area surface and concrete curb are to be subject to review and approval of
the City Engineer.
Section 11-21-7 of the Zoning Ordinance requires warehouse uses to provide 1 stall per 1,000
square feet. Based on 20,700 square feet of building area, the site requires a minimum of 21
parking stalls. The functionality of the site in terms of off-street parking is based upon access
and parking vehicles adjacent to the individual storage units. The proposed size of the
individual units (not including those on the west ends of the 2 principal buildings) would allow
for drive-in access for vehicles. City staff recommends designated off-street parking stalls be
provided in a single row down the center of the main drive aisle or at the front of each unit to
be shown on a revised site plan subject to review and approval of the Zoning Administrator.
M
Signs. The submitted plans do not detail any proposed signs on the property. Section 11-37-
5.0 of the Zoning Ordinance allows 1 freestanding sign not to exceed 100 square feet (per side)
and 20 feet in height. Wall signs are allowed on the west elevation of both principal buildings
and the south elevation of the south principal building. The area of individual wall signs is
limited to 100 square feet. The total area of all freestanding and wall signs cannot exceed 15
percent of the area of the west elevation of both principal buildings and the south elevation of
the south principal building. A sign permit is required to be approved prior to placement of any
signs upon the property.
Exterior Lighting. Section 11-16-6.C.3 of the Zoning Ordinance establishes performance
standards for exterior lighting. The submitted plans do not indicate provision of exterior
lighting within the subject site. Any lighting to be installed must have a 90 degree horizontal
cut-off to be cast down at the ground and directed so as to not cast light at the property lines
All exterior lighting is to be subject to review and approval by the Zoning Administrator.
Waste Storage. The submitted plans do not indicate measures for storage of waste and
recycling containers. Waste must either be stored indoors or if common exterior containers are
to be used, an enclosure meeting the requirements of Section 11-18-4.0 of the Zoning
Ordinance is required. The location, materials, and construction of an exterior waste storage
enclosure is to be subject to review and approval of the Zoning Administrator.
Utilities. The submitted plans indicate that the proposed storage units include plumbing for
restrooms and water services. The subject site is within the East Sewer District but water and
sewer utilities are not available at the property. The City has allowed the uses in this area to
utilize holding tanks subject to a performance agreement for system maintenance in
accordance with Section 9-5-2.D.2 of the City Code. Installation of water and sewer services
and a holding tank would be subject to review and approval of the Building Official.
Grading Plan. The site plan indicates existing and proposed grading contours for the subject
site. The developer must provide calculations for stormwater runoff for the City Engineer to
evaluate the proposed stormwater basin capacity shown on the site plan to provide water
quality and rate control before stormwater is discharged to the wetland at the southeast corner
of the subject site. The delineated boundary of the wetland must also be shown on the site
plan to verify compliance with the 40 foot building setback required by Section 11-16-5.F.4.a of
the Zoning Ordinance. The site plan also indicates a retaining wall at the northwest corner of
the property that ranges between 1.0 and 7.8 feet in height. The sections of the retaining wall
over 4.0 feet in height must be an engineered design and include a fence at least 4 feet in
height the top elevation. All retaining walls, grading, drainage, wetland, and erosion control
issues are to be subject to review and approval of the City Engineer.
5
RECOMMENDATION
City staff recommends approval of the applications subject to the conditions as stated below.
POSSIBLE ACTIONS
Decision 1— Zoning Map Amendment
A. Motion to recommend approval of a Zoning Map amendment rezoning Lot 3, Block 1
Autumn Woods Commercial from B-3 District to 1-3 District based on a finding that the
request is consistent with the Comprehensive Plan.
Motion to recommend the application be denied based on a finding that the request is
inconsistent with the Comprehensive Plan and intent of the Zoning Ordinance.
C. Motion to table.
Decision 2 — PUD-CUP/Site and Building Plans
A. Motion to recommend approval of a PUD-CUP and site and building plans for Your
Garage, LLC subject to the following conditions:
1. Any condominium declaration subdividing ownership of the subject site shall be
subject to review and approval of the City prior to recording.
2. A landscape plan shall be submitted as required by Section 11-19-2.13 of the
Zoning Ordinance and is subject to review and approval of the Zoning
Administrator addressing:
a. All areas of the subject site not take up by buildings or drive aisles must
be landscaped with turf or natural grass.
Installation of a mix of shade and evergreen trees on the slope east and
south of the buildings.
C. Planting shade trees at 50 feet on center and shrubs in the yard abutting
Queens Avenue.
3. The site plan shall be revised to identify the area of all impervious surfaces not to
exceed 70 percent of the lot area.
4. The site plan shall be revised such that there is no off-street parking stall or drive
aisle within 15 feet of the right-of-way of Queens Avenue.
me
Off-street parking areas and drive aisles shall be surfaced and surrounded by
perimeter concrete curb as required by Section 11-21-7.0 and D of the Zoning
Ordinance, subject to review and approval of the City Engineer.
6. The site plan shall be revised to provide a minimum of 21 off-street parking
stalls, subject to review and approval of the Zoning Administrator.
All signs shall comply with Section 37 of the Zoning Ordinance, subject to review
and approval of the Zoning Administrator.
8. All exterior lighting shall comply with Section 11-16-6 of the Zoning Ordinance,
subject to review and approval of the Zoning Administrator.
Any exterior storage of waste and recycling containers shall comply with of
Section 11-18-4.0 of the Zoning Ordinance, subject to review and approval of the
Zoning Administrator.
10. All utility issues shall be subject to review and approval of the Building Official;
Use of temporary holding tanks for the septic system shall be allowed subject to
the following conditions:
A level alarm shall be installed within the tank that includes an audible
horn and strobe light visible from a public street.
b. The property owner shall maintain a contract on file with the building
official for pumping the holding tank(s) with a licensed maintenance
business and shall submit to the Department of Building Safety records of
required pumping and other maintenance annual.
Installation of the holding tank shall be subject to review and approval of
the Building Official.
d. The property shall connect to sewer utilities at such time as service is
available as determined by the City in accordance with Section 8-1-3 of the
City Code.
11. All retaining walls, grading, drainage, wetland, and erosion control issues shall be
subject to review and approval of the City Engineer.
B. Motion to recommend the application be denied based on a finding that the request is
inconsistent with the Comprehensive Plan and intent of the Zoning Ordinance.
C. Motion to table.
7
Adam Flaherty, City Administrator/Finance Director
Tami Loff, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
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Site Location Map
Overview
Legend
Roads
— CSAHCL
— CTYCL
— MUNICL
— PRIVATECL
— TWPCL
Highways
Interstate
State Hwy
US Hwy
City/Township Limits
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0 Parcels
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CITY ot�eoo
MINNESOTA CDP
APPLICANT: Your Garage, LLC
7 Apr 2020
FINDINGS & DECISION
Zoning Map amendment
APPLICATION: Request for a Zoning Map amendment for a lot within the Autumn Woods Commercial plat.
CITY COUNCIL MEETING: 13 April 2020
FINDINGS: Based upon review of the application and evidence received, the Otsego City Council now makes
the following findings of fact:
A. The legal description of the property is Lot 3, Block 1 Autumn Woods Commercial except that part
shown as Parcel 302B on MNDot Right -of -Way Plat 86-107, City of Otsego, County of Wright, State of
Minnesota.
B. The property lies within the East Sewer District and is guided for industrial uses by the 2012 Otsego
Comprehensive Plan, as amended.
C. The property is zoned B-3, General Business District; the applicant is requesting a rezoning to 1-3,
Special Industrial District to allow for development of the property in accordance with the land uses
guided by the Comprehensive Plan.
D The Planning Commission and City Council must take into consideration the possible effects of the
request with their judgment based upon (but not limited to) the criteria outlined in Section 11-4-2.F
of the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Finding: The Comprehensive Plan guides the subject site for future industrial uses within the
East Sewer District. The industrial development guided for the subject site is to be smaller
scale buildings and low intensity uses similar with the character of existing uses in the area
that were established prior to the area being annexed to the City in 1994. The proposed use
is consistent with the Future Land Use Plan and policies for development within this area of
the City.
2. The proposed use's compatibility with present and future land uses of the area.
Finding: The subject site is surrounded by the existing and planned uses shown in the table
below. The residential uses to the east of the subject site are separated by an approximate
10 foot change in elevation and existing vegetation in the rear yards of the residential lots. A
mix of shade and evergreen tree plantings are recommended to the east of the proposed
buildings within the subject site to provide additional screening to supplement the existing
trees on the residential properties.
1
Direction
Land Use Plan
Zoning Map
Existing Use
North
Industrial
1-3 District
Office/warehouse
East
LD Residential
R-3 District
Single family dwellings (1ac. lots)
South
--
--
Queens Avenue
West
Industrial
1-3 District
Manufacturing (Canvas Craft)
3. The proposed use's conformity with all performance standards contained within the Zoning
Ordinance and other provisions of the City Code.
Finding: The proposed development will be required to comply with the applicable
performance standards of the Zoning Ordinance and Engineering Manual.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Finding: The subject site is accessed from Queens Avenue, which is designated by the 2012
Comprehensive Plan as a Commercial/Industrial Collector Street. The existing roadway has
adequate capacity to accommodate traffic that would be generated by development of the
subject site as proposed.
5. The proposed use can be accommodated by existing public services and facilities and will not
overburden the City's service capacity.
Finding: The proposed use is within the East Sewer District where urban uses are guided
based on available infrastructure. The proposed use does not require connection to utilities.
The development of the subject site will not impact City service capabilities.
E. The planning reports dated 10 March 2020 and 7 April 2020 prepared by the City Planner, The
Planning Company LLC, is incorporated herein.
G. The Otsego Planning Commission conducted a public hearing at their regular meeting on 6 April 2020
to consider the application, preceded by published and mailed notice; based upon review of the
application and evidence received, the public hearing was closed and the Planning Commission
recommended by a 6-0 vote that the City Council approve the request based on the aforementioned
findings.
DECISION: Based on the foregoing information and applicable ordinances, the request is hereby
APPROVED.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
2
ADOPTED by the City Council of the City of Otsego this 131h day of April, 2020.
CITY OF OTSEGO
By:
Jessica L. Stockamp, Mayor
Attest:
By:
Tami Loff, City Clerk
ORDINANCE NO.: 2020-03
CITY OF OTSEGO
COUNTY OF WRIGHT, MINNESOTA
AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY OF
OTSEGO TO PROVIDE FOR A CHANGE IN ZONING CLASSIFICATION FOR LAND
INCLUDED WITHIN THE AUTUMN WOODS COMMERCIAL PLAT.
THE CITY COUNCIL OF THE CITY OF OTSEGO DOES HEREBY ORDAIN:
Section 1. The official Zoning Map of the Otsego Zoning Ordinance is hereby
amended to change the zoning classification of the property legally as Lot 3, Block 1
Autumn Woods Commercial except that part shown as Parcel 302B on MNDot Right -of -
Way Plat 86-107, City of Otsego, County of Wright, State of Minnesota.
Section 2. The property is hereby rezoned from a B-3, General Business District
designation to 1-3, Special Industrial District designation.
Section 3. The Zoning Map of the City of Otsego shall not be republished to
show the aforesaid rezoning, but the Zoning Administrator shall appropriately mark the
Zoning Map on file at City Hall for the purpose of indicating the rezoning hereinabove
provided for in this Ordinance, and all of the notations, references and other information
shown thereon are hereby incorporated by reference and made part of this Ordinance.
Section 4. This Ordinance shall become effective immediately upon its passage
and publication according to Law.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
2020.
ADOPTED by the City Council of the City of Otsego this 13t" day of April,
CITY OF OTSEGO
BY:
Jessica L. Stockamp, Mayor
ATTEST:
Tami Loff, City Clerk
ATTACH LEGAL DESCRIPTION HERE
EXHIBIT A
O tSCJTYIIF
O
MINNESOTeA V
APPLICANT: Your Garage, LLC
7 Apr 2020
FINDINGS & DECISION
PUD-CUP/Site and Building Plans
APPLICATION: Request for approval of a PUD-CUP and site and building plans for industrial buildings.
CITY COUNCIL MEETING: 13 April 2020
FINDINGS: Based upon review of the application and evidence received, the Otsego City Council now makes
the following findings of fact:
A. The legal description of the property is Lot 3, Block 1 Autumn Woods Commercial except that part
shown as Parcel 302B on MNDot Right -of -Way Plat 86-107, City of Otsego, County of Wright, State of
Minnesota.
B. The property lies within the East Sewer District and is guided for industrial uses by the 2012 Otsego
Comprehensive Plan, as amended.
C. The property is zoned 1-3, Special Industrial District; the applicant is proposing construction of 2
principal buildings for industrial uses allowed within the 1-3 District; the proposal requires
consideration of a PUD-CUP for multiple principal buildings on 1 lot and also site and building plan
review.
E The Planning Commission and City Council must take into consideration the possible effects of the
request with their judgment based upon (but not limited to) the criteria outlined in Section 11-4-2.F
of the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Finding: The Comprehensive Plan guides the subject site for future industrial uses within the
East Sewer District. The industrial development guided for the subject site is to be smaller
scale buildings and low intensity uses similar with the character of existing uses in the area
that were established prior to the area being annexed to the City in 1994. The proposed use
is consistent with the Future Land Use Plan and policies for development within this area of
the City.
2. The proposed use's compatibility with present and future land uses of the area.
Finding: The subject site is surrounded by the existing and planned uses shown in the table
below. The residential uses to the east of the subject site are separated by an approximate
10 foot change in elevation and existing vegetation in the rear yards of the residential lots. A
mix of shade and evergreen tree plantings are recommended to the east of the proposed
buildings within the subject site to provide additional screening to supplement the existing
trees on the residential properties.
1
Direction
Land Use Plan
Zoning Map
Existing Use
North
Industrial
1-3 District
Office/warehouse
East
LD Residential
R-3 District
Single family dwellings (lac. lots)
South
--
--
Queens Avenue
West
Industrial
1-3 District
Manufacturing (Canvas Craft)
3. The proposed use's conformity with all performance standards contained within the Zoning
Ordinance and other provisions of the City Code.
Finding: The proposed development will be required to comply with the applicable
performance standards of the Zoning Ordinance and Engineering Manual.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Finding: The subject site is accessed from Queens Avenue, which is designated by the 2012
Comprehensive Plan as a Commercial/Industrial Collector Street. The existing roadway has
adequate capacity to accommodate traffic that would be generated by development of the
subject site as proposed.
5. The proposed use can be accommodated by existing public services and facilities and will not
overburden the City's service capacity.
Finding: The proposed use is within the East Sewer District where urban uses are guided
based on available infrastructure. The proposed use does not require connection to utilities.
The development of the subject site will not impact City service capabilities.
F. The planning reports dated 10 March 2020 and 7 April 2020 prepared by the City Planner, The
Planning Company LLC, is incorporated herein.
G. The Otsego Planning Commission conducted a public hearing at their regular meeting on 6 April 2020
to consider the application, preceded by published and mailed notice; based upon review of the
application and evidence received, the public hearing was closed and the Planning Commission
recommended by a 6-0 vote that the City Council approve the request based on the aforementioned
findings.
DECISION: Based on the foregoing information and applicable ordinances, the request is hereby
APPROVED, subject to the following conditions:
1. Any condominium declaration subdividing ownership of the subject site shall be subject to review
and approval of the City prior to recording.
2. A landscape plan shall be submitted as required by Section 11-19-2.13 of the Zoning Ordinance and is
subject to review and approval of the Zoning Administrator addressing:
a. All areas of the subject site not take up by buildings or drive aisles must be landscaped with
turf or natural grass.
b. Installation of a mix of shade and evergreen trees on the slope east and south of the
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buildings.
Planting shade trees at 50 feet on center and shrubs in the yard abutting Queens Avenue.
3. The site plan shall be revised to identify the area of all impervious surfaces not to exceed 70 percent
of the lot area.
4. The site plan shall be revised such that there is no off-street parking stall or drive aisle within 15 feet
of the right-of-way of Queens Avenue.
5. Off-street parking areas and drive aisles shall be surfaced and surrounded by perimeter concrete
curb as required by Section 11-21-7.0 and D of the Zoning Ordinance, subject to review and approval
of the City Engineer.
6. The site plan shall be revised to provide a minimum of 21 off-street parking stalls, subject to review
and approval of the Zoning Administrator.
7. All signs shall comply with Section 37 of the Zoning Ordinance, subject to review and approval of the
Zoning Administrator.
8. All exterior lighting shall comply with Section 11-16-6 of the Zoning Ordinance, subject to review and
approval of the Zoning Administrator.
9. Any exterior storage of waste and recycling containers shall comply with of Section 11-18-4.0 of the
Zoning Ordinance, subject to review and approval of the Zoning Administrator.
10. All utility issues shall be subject to review and approval of the Building Official; use of temporary
holding tanks for the septic system shall be allowed subject to the following conditions:
a. A level alarm shall be installed within the tank that includes an audible horn and strobe light
visible from a public street.
b. The property owner shall maintain a contract on file with the building official for pumping
the holding tank(s) with a licensed maintenance business and shall submit to the Department
of Building Safety records of required pumping and other maintenance annual.
C. Installation of the holding tank shall be subject to review and approval of the Building
Official.
d. The property shall connect to sewer utilities at such time as service is available as
determined by the City in accordance with Section 8-1-3 of the City Code.
11. All retaining walls, grading, drainage, wetland, and erosion control issues shall be subject to review
and approval of the City Engineer.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
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ADOPTED by the City Council of the City of Otsego this 13th day of April, 2020.
CITY OF OTSEGO
By:
Jessica L. Stockamp, Mayor
Attest:
By:
Tami Loff, City Clerk
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