ITEM 3.33_3
TPC
The Planning Company
PLANNING REPORT
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
REPORT DATE: 11 June 2020
ACTION DATE: 25 July 2020
RE: Otsego — Otsego Industrial Park Seventh Addition
TPC FILE: 101.02
BACKGROUND
Cummings Property Management II, LLC owns Outlots A and B, Otsego Industrial Park 5th
Addition. The developer is proposing to acquire adjacent property to be platted as 1 lot and 1
outlot. The proposed lot is to be developed by GCC of America under a separate development
application. The subdivision action by the developer requires consideration of a Zoning Map
amendment, preliminary/final plat, and vacation of existing public right-of-way. A public
hearing to consider the applications has been noticed for the Planning Commission meeting on
15 June 2020.
Exhibits:
■ Site Location Map
■ Wright County letter dated June 5, 2020
■ Preliminary Plat
■ Final Plat
■ Ghost Plat
1
ANALYSIS
Zoning. Outlots A and B, Otsego Industrial Park 5t" Addition are zoned 1-2, General Industrial
District. The abutting parcel to be included within the proposed preliminary/final plat is zoned
A-1, Agriculture Rural Service District. A Zoning Map amendment rezoning proposed Lot 1,
Block 1 to 1-2 District is requested and is to be evaluated based upon the criteria established by
Section 11-3-2.F of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: The subject site is guided by the 2012 Comprehensive Plan for commercial
uses within the West Sewer District. The commercial designation is based upon
anticipation of construction of an interchange at 1-94 and KadlerAvenue. MNDOT,
Wright County, and the City have no timeline for when this interchange may be
constructed. That portion of Lot 1, Block 1 platted as Outlots A and B, Otsego Industrial
Park 51 Addition are zoned 1-2 District. Rezoning the balance of proposed Lot 1, Block 1
for development of an industrial use under the provisions of the 1-2 District is consistent
with the policies of the Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The table below summarizes the existing and planned land uses in the area.
The proposed industrial use of the subject site will be compatible with existing rural uses
in the area and planned future industrial and low density residential uses.
Direction
Land Use Plan
Zoning Map
Existing Use
North
N/A
N/A
1-94
East
Industrial
1-2 District
Industrial
South
LD Residential
A-1 District
Cultivated field
West
Office
A-1 District
Cultivated field; rural residential
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 preliminary/final plat complies with the requirements of the
Subdivision Ordinance, 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 abuts 65th Street (CSAH 37) and is accessed via Jansen
Avenue. CSAH 37 is designated as a major collector road by the Wright County Long
2
Range Transportation Plan and has adequate design capacity to accommodate traffic
generated by an industrial use of Lot 1, Block 1.
5. The proposed use can be accommodated by existing public services and facilities and
will not overburden the City's service capacity.
Comment: The subject site is planned for industrial uses and will utilize on-site utilities
to minimize demand for City services consistent with the 2012 Comprehensive Plan and
Capital Improvement Plan.
Access. The subject site abuts 65th Street (CSAH 37), which is designated by the Wright County
Transportation Plan as a major collector roadway. Wright County has reviewed the preliminary
and final plat and stated that direct lot access to CSAH 37 will not be allowed from Lot 1, Block
1. The preliminary and final plat must also provide a minimum of 50 feet of right-of-way for the
north one-half of CSAH 37.
Lot 1, Block 1 also has access to Jansen Avenue at the northeast plat line. Right-of-way to
extend Jansen Avenue was dedicated with the Otsego Industrial Park 5th Addition. The
developer is proposing to vacate the Jansen Avenue right-of-way within the subject site so as to
allow for construction of a rail spur along the west line of Lot 1, Block 1 from the Burlington
Northern Rail that runs along the north line of the plat parallel to 1-94. The developer is
required to dedicate right-of-way and construct a permanent cul-de-sac to terminate Jansen
Avenue in compliance with the Subdivision Ordinance and Engineering Manual within the
subject site or acquire permanent easements for the existing cul-de-sac turnaround at its
current location, subject to review and approval of the City Engineer.
The developer has provided a sketch plan for Outlot A showing development of the site with 2
industrial users accessing directly from CSAH 37 via a shared driveway. The access to Outlot A
must be shifted west to be 1,320 feet from the centerline of Jansen Avenue per Wright County
spacing guidelines. Direct private driveway access to CSAH 37 for a future industrial use is
subject to review and approval of Wright County or the developer would be required to
construct a public street accessing development of Outlot A, which would be required to be
extended to the west line of Outlot A.
Lot Requirements. Lots within the 1-2 District are required to be a minimum of 2.0 acres in
area and have 200 feet of frontage to a public street in accordance with Section 11-86-7 of the
Zoning Ordinance. Proposed Lot 1, Block 1 is 18.48 acres in area and has 320.85 feet wide
measured at 65th Street (CSAH 37), which complies with the requirements of the 1-2 District.
Setbacks. The site plan submitted with the separate development application for Lot 1, Block 1
complies with these setback requirements of the 1-2 District:
1-94/CSAH 37
Side
Wetland
30ft.
20ft.
40ft.
3
Utilities. The subject site is within the West Sewer District. Sewer utilities are not available to
the area south of 1-94. Interim use of on-site septic and well utilizes for Lot 1, Block 1 is
acceptable in accordance with Section 8-1-3 of the City Code.
Grading. A grading plan has been submitted with the separate development application for Lot
1, Block 1. The developer has submitted a Wetland Impact Plan to fill existing wetlands witint
Lot 1, Block 1 to allow for the proposed site plan. The Wetland Impact Plan has been
preliminarily approved by the Technical Evaluation Panel but is subject to a 30 day comment
period ending 9 July 2020. Remaining wetlands within Lot 1, Block 1 are required to provide a
20 foot buffer as required by Section 11-16-5.F.4 of the Zoning Ordinance and be platted in
outlots deeded to the City as required by Section 10-8-12.D of the Subdivision Ordinance. All
grading, drainage, wetland impacts, and erosion control issues for the subject site are subject to
review and approval of the City Engineer. The developer is required to pay a stormwater
impact fee for Otsego Creek for Lot 1, Block 1 in accordance with Section 8-4-1 of the City Code
upon approval of a final plat.
Easements. The preliminary/final plat illustrates drainage and utility easements at the
perimeter of the subject site and over stormwater drainage facilities within the subject site. All
drainage and utility easements are subject to review and approval of the City Engineer.
Park Dedication. The Park System Master Plan does not identify acquisition of land for public
parks within the area of the subject site. For industrial uses, no park dedication fee in lieu of
land is required.
Outlot A. The balance of the subject site outside of Lot 1, Block 1 is proposed as Outlot A.
There is a farmstead within the Outlot A that includes a single family dwelling. Section 11-16-
3.G of the Zoning Ordinance prohibits buildings from being within outlots and prohibits
issuance of any building permits. If the farmstead buildings are to remain, the preliminary/final
plat must be revised to designate Outlot A as Lot 2, Block 1. The lot is to remain zoned A-1
District and is limited to those uses allowed within that District.
Development Agreement. The City Attorney will draft a development agreement to provide
for completion of all public improvements, establishment of required securities, and payment
of applicable fees. The Development Agreement is to be adopted by resolution of the City
Council concurrent with the final plat approval and executed prior to recording of the final plat.
Section 10-5-3-B.8 of the Subdivision Ordinance requires recording of the final plat within 100
days of City Council approval.
RECOMMENDATION
City staff recommends approval of the preliminary/final plat for Otsego Industrial Park as
outlined below.
M
POSSIBLE ACTIONS
Decision 1— Zoning Map amendment
A. Motion to recommend approval of a Zoning Map amendment zoning Lot 1, Block 1
Otsego Industrial Park Seventh Addition based on a finding that the request is consistent
with the Comprehensive Plan.
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.
Decision 2 — Zoning Map amendment
A. Motion to recommend approval of a Preliminary/Final Plat for Otsego Industrial Park
Seventh Addition and vacation of existing right-of-way, subject to the following
conditions:
1. Right-of-way dedication and access to CSAH 37 shall be subject to review by the
City Engineer and approval of Wright County.
2. Lot 1, Block 1 shall be accessed from Jansen Avenue subject to approval of the
City Engineer.
3. Dedication of right-of-way and construction of a permanent cul-de-sac for Jansen
Avenue shall comply with the Subdivision Ordinance or the developer shall
acquire permanent right-of-way easement for the cul-de-sac at its present
location, subject to review and approval of the City Engineer.
4. The submitted Wetland Impact Plan shall be approved prior to City Council
consideration of the final plat.
5. The preliminary/final plat shall be revised to plat wetlands and required wetland
buffers within Lot 1, Block 1 as outlots to be deeded to the City.
6. The developer shall pay a stormwater impact fee for Otsego Creek for the area
of Lot 1, Block 1 as required by the City Code. Payment of a stormwater impact
fee for Outlot A shall be deferred until such time as the lot is rezoned for a use
consistent with the Future Land Use Plan.
7. All grading, drainage, and erosion control issues shall be subject to review and
approval of the City Engineer.
5
8. All utility issues shall be subject to review and approval of the City Engineer.
9. All easements shall be subject to review and approval of the City Engineer.
10. The preliminary/final plat shall be revised to designate Outlot A as Lot 2, Block 1.
11. The developer shall enter into a development agreement as drafted by the City
Attorney and approved by the City Council.
12. The final plat shall be recorded within 100 days of City Council approval as
provided for Section 10-5-3.B.8 of the Subdivision Ordinance.
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. Adam Flaherty, City Administrator/Finance Director
Tami Loff, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
Virgil Hawkins, Wright County Engineer
31
Site Location Map
Overview
Legend
Roads
— CSAHCL
— CTYCL
MUNICL
PRIVATECL
TWPCL
Highways
Interstate
-- State Hwy
— US Hwy
City/Township Limits
® C
t
lll] Parcels
Review No. 1
�Halcanson
Anderson
ENGINEERING REVIEW
Industrial Subdivision
for the City of Otsego
by
Hakanson Anderson
Submitted to: Honorable Mayor and City Council
cc: Adam Flaherty, City Administrator
Tami Loff, City Clerk
Dan Licht, City Planner
Dave Kendall, City Attorney
Doug Cummings, Cummings Property Management, LLC
Jack Matasosky, Appro Development
Pat Sveum, P.E., Wenck Assoc.
Reviewed by: Ronald J. Wagner, P.E.
Brent M. Larson, P.E.
Date: June 10, 2020
Proposed
Development: Otsego Industrial Park Seventh Addition
Site Location: Portion of Section 34, Township 121, Range 24 generally north of
CSAH 37, south of I94 and BNSF RR and west of Otsego Industrial
Park 3rd and 4th Additions
Applicant: Doug Cummings
Cummings Property Management, LLC
Developer: Cummings
Owners of Record: Cummings Property Management II
City of Otsego (right-of-way)
Steven O. Koles Rev. Trust
Purpose: Otsego Industrial Park Seventh Addition is a proposed 71.3 acre
Industrial plat with one 18.5 acre lot, one 51.1 acre outlot and 1.7
acres of dedicated right of way
Jurisdictional Agencies: City of Otsego, Wright County, Minnesota Department of
(but not limited to) Health - well, Minnesota Department of Natural Resources,
Minnesota Pollution Control Agency, Wright Soil and Water
Conservation District.
Permits Required: NPDES, Minnesota Department of Health (water), and
(but not limited to) Minnesota Pollution Control Agency (septic)
TABLE OF CONTENTS
INFORMATION AVAILABLE Page 3
PRELIMINARY PLAT Page 3
GHOST PLAT Page 3
FINAL PLAT Page 4
OTHER CONSIDERATIONS Page 4
SUMMARY AND/OR RECOMMENDATION Page 4
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INFORMATION AVAILABLE
Preliminary Plat for Otsego Industrial Park Seventh Addition, dated 5/26/2020, by Wenck
Associates
Ghost Plat, dated 5/22/2020 (aerial background), by Wenck Associates
Ghost Plat, dated 5/22/2020, by Wenck Associates
Final Plat for Otsego Industrial Park Seventh Addition, by Wenck
Wright County Highway Department letter regarding plat dated 6
Additional Information
City of Otsego Engineering Manual
City of Otsego Zoning and Subdivision Ordinances
National Wetland Inventory Map
Wright County Long Range Transportation Plan
PRELIMINARY PLAT
1) Existing zoning classifications for land in and abutting the subdivision shall be shown on the
plan. (21-6-2.B.2)
2) Existing NWL and HWL for existing wetland shall be shown on the plan (21-6-2.B.9).
3) Boundary lines of adjoining unsubdivided or subdivided land, identified by name and
ownership within 150'
4) Location and results of soils borings percolation tests etc.
GHOST PLAT
1) Substantial wetland impact by both the immediate plat and the ghost plat. Wetland Delineation
decision has been completed but Wetland Impact Decision is in process.
2) Access for site is from Jansen Avenue for Otsego Industrial Park Seventh Addition Lot 1 Block
1. The ghost plat indicates a proposed driveway proposed at the minimum 1320' from Jansen
Avenue intersection with CSAH 37. This proposed driveway also includes turn lanes on
CSAH 37. The spacing and turn lanes meets Wright County's Long Range Transportation Plan
requirements but will still be subject to Wright County Highway Department approval in the
future.
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3) Evaluation of length of truck stacking and turning movements will be needed at ghost plat
driveways access to CSAH 37 to ensure free flowing movement when driveway is proposed
to be constructed in next addition.
FINAL PLAT
1)Jansen Avenue was intended to continue as a through street and had right of way dedicated
through a portion of the ghost plat. Vacation of this ROW is necessary.
2)Jansen Avenue was intended to continue as a through street. The cul-de-sac at the north end of
Jansen Avenue is not 100% within City right-of-way. Additional property covering the
cul-de-sac will be the developers responsibility or the existing cul-de-sac will need removal
and right of way extended into Otsego Industrial Park Seventh addition to construct a new
cul-de-sac connected to Jansen Avenue.
3)We have received Wright Hennepin Cooperatives Electric Association's acknowledgement of
consent to release the electric transmission over the NE corner of the plat.
4)Wright County Highway Department required a minimum of 50' of right of way dedicated for
CSAH 37 and is included on the plat.
5)Drainage and utility easements are provided over any wetland not intended to be impacted along
with the required perimeter drainage and utility easement.
OTHER CONSIDERATIONS
1) No Comments.
SUMMARY AND/OR RECOMMENDATION
We recommend approval contingent on the above comments being addressed.
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PRELIMINARY PLAT OF:
I
OTSEGO INDUSTRIAL PARK SEVENTH ADDITION
STEVEN O. KOLLES REVOCABLE TRUST
LEGAL DESCRIPTION OF PROPERTY TO BE PLATTED
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Outlot A and Outlot B, and vacated Jansen Avenue NE, as dedicated
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in the plat of OTSEGO INDUS7RAL PARK F7FTH ADDITION, according to
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the recorded plot thereof, Wright County, Minnesota.
AND
The West Half of the Northeast Quarter lying Southerly of the
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right-of-way of the Burlington Northern Railroad, and the Southeast
Ouarter of the Northeast Quarter and that part of the Northeast
..
Quarter of the Northeast Quarter bring Southerly of the right -of --way
of the Burlington Northern Railroad except the East 1142.12 feet of
DATE OF PRELIMINARY PLAT
said Northeast Quarter Lying Southerly of the right-of-way of the
/
Burlington Northern Railroad and except that part platted as 07SEGO
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INDUSTRIAL PARK 5TH ADDITION. All in Section 34, Township 121,
PLATTED AREAS
Range 24, Wright County Minnesota
TAXPAYER/ PROPERTY OWNER
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PID 118176000020 AND 118176000010
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CUMMINGS PROPERTY MANAGEMENT 11, LLC
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PID 118800341300`
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STEVEN O. KOLLES REVOCABLE TRUST
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LAND SURVEYOR
WENCK ASSOCIATES,
1800 PIONEER CREEK
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CENTER, MAPLE PLAIN, MN
CHRIS AMBOURN,
MN. LICENSE NUMBER 43055
DATE OF PRELIMINARY PLAT
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MAY 25, 2020
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PLATTED AREAS
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GROSS LAND AREA TO BE PLATTED 71.278 ACRESt
OUTLOTA= 51.100ACRESs
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DEDICATED RIGHT -OF WAY =1.700 ACRES 3
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FOUND CAST IRON ,110NUMENr
FOUND CAST IRON MONUMENT
O SEF MONUMENT % FENCE LINE —WET — CURRENT DELINEATED WETLAND EDGE
J • FOUND MONUMENT —.— UNDERGROUND L'OMMUNICARON LINE — WET — PROPOSED .1 WERAND EDGE
SURVEYORS CERTIFICATION: ® COMMUNICATIONS PEVE5AL as OVERHEAD URLRY ONE EXISTING EASEMENT LINE
TRAFFIC SIGN — - - - — RIGHT-OF-WAY UNE - - - - - - - PROPOSED EASEMENT LINE
I hereby certify that this survey was completed by me or under UNE PROJECT TITLE
my direct supervision and that I am a duly licensed land �Z-� BDDSURYEYEO BOUNMRY ARD/P05T CLIENT NAME
surveyor under the laws of the State of Minnesota. 10i MUrY POLE - EXISTING GROUND CONTOUR
0 100 200 E- ANCHOR GABLE r -Y -Y TREE LINE V V WENCK CUMMINGS PROPERLY PRELIMINARY PI
5/26/2020 SCALE IN FEET (D DECIDUOUS TREEMANAGEMENT LLC
Chris Amboum Date }^ CONIFEROUS TREE eu1LD/Nc ® DWN CHK'D APP'D DWG DATE
LS 43055 Responsive partner. Exceptional outcomes. CNA XXX I CNA ISCALE 1
OTSEGO INDUSTRIAL PARK SEVENTH ADDITION
KNOW ALL PERSONS BY THESE PRESENTS: That Cummings Property Management Il, LLC, a Minnesota limited liability company, fee owner of the following described property
situated in the County of Wright, State of Minnesota to wit:
Outlot A and Outlot B, and vacated Jansen Avenue N.E., as dedicated in the plat of OTSEGO INDUSTRIAL PARK FIFTH ADDITION, according to the recorded plat thereof, Wright
County, Minnesota.
KNOW ALL PERSONS BY THESE PRESENTS: That Steven 0. Kolles and Diane R. Kolles as Trustees of the Steven O. Kolles Revocable Trust, dated September 9, 2004 and the
Diane R. Kolles Revocable Trust, dated September 9, 2004, owners of the following described property situated in the County of Wright, State of Minnesota to wit:
The West Half of the Northeast Quarter lying Southerly of the right-of-way of the Burlington Northern Railroad, and the Southeast Quarter of the Northeast Quarter and that part of the
Northeast Quarter of the Northeast Quarter lying Southerly of the right -of --way of the Burlington Northern Railroad except the East 1142.12 feet of said Northeast Quarter lying
Southerly of the right-of-way of the Burlington Northern Railroad and except that part platted as OTSEGO INDUSTRIAL PARK 5TH ADDITION. All in Section 34, Township 121,
Range 24, Wright County Minnesota.
Has caused the same to be surveyed and platted as OTSEGO INDUSTRIAL PARK SEVENTH ADDITION and do hereby donate and dedicate to the public for public use the public
ways and the drainage and utility easements as created by this plat.
In witness whereof said Cummings Property Management II, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this
day of , 20_
Signed: Cummings Property Management II, LLC
President
Douglas Cummings
STATE OF MINNESOTA
COUNTY OF
This instrument was acknowledged before me this day of
,20- by Douglas Cummings, President, Cummings Property Management II, LLC, a Minnesota limited liability company, on behalf of the company
(Printed name)
Notary Public, County, Minnesota
My Commission Expires
In witness whereof said Steven 0. Kolles and Diane R. Kolles as Trustees of the Steven O. Kolles Revocable Trust, dated September 9, 2004 and the Diane R. Kolles Revocable
Trust, dated September 9, 2004, have hereunto set their hands this day of , 20_
Steven O. Kolles Trustee of the Steven O. Kolles Revocable Trust, dated
September 9, 2004 and the Diane R. Kolles Revocable Trust, dated September 9, 2004
Diane R. Kolles Trustee of the Steven 0. Kolles Revocable Trust, dated
September 9, 2004 and the Diane R. Kolles Revocable Trust, dated September 9, 2004
STATE OF MINNESOTA
COUNTY OF
This instrument was acknowledged before me this day of
,20 by Steven O. Kolles and Diane R. Kolles as Trustees of the Steven 0. Kolles Revocable Trust, dated September 9, 2004 and the Diane R. Kolles
Revocable Trust, dated September 9, 2004
(Printed name)
Notary Public, County, Minnesota
My Commission Expires
I, Chris Amboum, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct
representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, orwill be correctly set within
one year; that all water boundaries and wet lands as defined in Minnesota Statutes, Section 505.01, Subd. 3. as of the date of this certificate are shown and labeled on this plat; and all public ways
are shown and labeled on this plat.
Dated this day of , 20
Chris Amboum, Licensed Land Surveyor
Minnesota License No. 43055
STATE OF MINNESOTA
COUNTY OF
The foregoing Surveyor's Certificate was acknowledged before me this
day of , 20_, by Chris Ambourn, Land Surveyor, Minnesota License No. 43055.
(Printed name)
Notary Public, County, Minnesota
My Commission Expires
CITY COUNCIL,
CITY OF OTSEGO, MINNESOTA
This plat of OTSEGO INDUSTRIAL PARK SEVENTH ADDITION was approved and accepted by the City Council of the City of Otsego, Minnesota, at a regular meeting thereof
held on this day of 20
and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2.
WRIGHT COUNTY SURVEYOR
I hereby certify that in accordance with Minnesota Statutes 505.021, Subd.
11, this plat has been reviewed and approved this day of
20.
Wright County Surveyor
WRIGHT COUNTY AUDITOR/TREASURER
Pursuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable for the year 20_ on the land hereinbefore described have been paid. Also,
pursuant to Minnesota Statutes, Section 272.12, there are no delinquent taxes
and transfer entered this_ day of , 20_
By:
County Auditorrrreasurer Deputy
WRIGHT COUNTY RECORDER
I hereby certify that this instrument was filed in the office of the County
Recorder for record on this day of
20_, at o'clock _.M. and was duly recorded in Cabinet
No. _, Sleeve as Document No.
Wright County Recorder
V^v WENCK
- ASSOCIATES
OTSEGO INDUSTRIAL PARK SEVENTH ADDITION
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DOC. NO. J7OJ65
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SCALE IN FEET
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BEARING ORIENTA77ON NOTE.'
THE EAST UNE OF OTSEGO INDUSTRIAL PARK
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FIFTH ADDITION IS ASSUMED TO BEAR
112
SOO'0nj'W.
LEGEND
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DENOTES IRON MONUMENT FOUND
O DENOTES 1/2 INCH X 14 INCH IRON MONUMENT
SET WITH PLASTIC CAP MARKED RLS NO. 4JO55
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