Item 4.1 - Queens Storage0
Otso
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MINNESOTA V
DEPARTMENT INFORMATION
Request for
City Council Action
ORIGINATING DEPARTMENT
REQUESTOR: MEETING DATE:
Planning
City Planner Licht 26 April 2021
PRESENTER(S)
REVIEWED BY: ITEM #:
City Planner Licht
City Administrator/Finance Director Flaherty 4.1
City Engineer Wagner
STRATEGIC VISION
MEETS:
I THE CITY OF OTSEGO:
ARE YOU SEEKING APPROVAL OF A CONTRACT?
Is a strong organization that is committed to leading the community through innovative
communication.
No
Has proactively expanded infrastructure to responsibly provide core services.
BACKGROUND/JUSTIFICATION:
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.
buildings for this purpose. The developer is requesting approval of a Zoning Map amendment rezoning the
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 and PUD-CUP/Site and Building Plans.
ARE YOU SEEKING APPROVAL OF A CONTRACT?
IS A PUBLIC HEARING REQUIRED?
No
Yes, held by Planning Commission 19 April 2021
BACKGROUND/JUSTIFICATION:
Todd Realty, LLC is proposing to acquire the property at 5887 Queens Avenue. The property is developed
with four principal buildings leased to various tenants. The developer is proposing to change the use of
the property to a self -storage facility converting the four existing buildings and constructing four additional
buildings for this purpose. The developer is requesting approval of a Zoning Map amendment rezoning the
property from 1-1, Limited Industrial District to 1-3, Special Industrial District, a PUD -CUP related to multiple
principal buildings and building coverage, and site and building plan review.
A public hearing to consider the applications was held by the Planning Commission meeting on 19 April
2021. Mr. Todd Jones, the developer was present and described his proposal. There were no public
comments. The Planning Commission discussed the site layout and building improvements, but had no
major concerns. The Planning Commission also discussed the existing tenants and Mr. Jones updated that
the two north buildings are to be vacated on 1 May 2021 with the south two buildings occupied on short
term leases while the property is redeveloped. The Public Hearing was closed and the Planning
Commission voted 5-0 to recommend approval of the applications.
I SUPPORTING DOCUMENTS ATTACHED: I
■ Planning Report dated 15 April 2021
■ Engineering Review dated April 15, 2021
■ Findings of Fact and Decision (Zoning Map Amendment)
■ Ordinance 2021-10 amending the Zoning Map
■ Findings of Fact and Decision (PUD-CUP/Site and Building Plans
POSSIBLE MOTION
PLEASE WORD MOTION AS YOU WOULD LIKE IT TO APPEAR IN THEM I NUTES:
Motion to adopt Ordinance 2021-10 amending the Zoning Map and approve a PUD -CUP and Site and
Building Plans for a self -storage facility at 5887 Queens Avenue, subject to the conditions of approval as
stated on the findings of fact and decision as presented.
RIIIIr.FT INFORMATION
FUNDING: BUDGETED:
N/A
ITEM 3_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: 15 April 2021
60 -DAY DATE: 29 May 2021
RE: Otsego — Extra Space Storage
TPC FILE: 101.02
BACKGROUND
Todd Realty, LLC is proposing to acquire the property at 5887 Queens Avenue. The property is
developed with four principal buildings leased to various tenants. The developer is proposing
to change the use of the property to a self -storage facility converting the four existing buildings
and constructing four additional buildings for this purpose. The developer is requesting
approval of a Zoning Map amendment rezoning the property from 1-1, Limited Industrial District
to 1-3, Special Industrial District, a PUD -CUP related to multiple principal buildings and building
coverage, and site and building plan review. A public hearing to consider the applications has
been noticed for the Planning Commission meeting on 19 April 2021.
Exhibits:
■ Site Location Map
■ Developer's narrative
■ Concept Site Plan
■ Conceptual Building Elevations
■ Landscape Plan
■ Exterior lighting plan
■ Sign plan
■ Grading, Drainage, and Utility Plan
1
ANALYSIS
Comprehensive Plan. The industrial development along Queens Avenue between 53,d Street
(CSAH 36) and 601h Street in this area initially occurred under Frankfort Township jurisdiction.
The 2012 Comprehensive Plan guides a continuation of industrial development with expansion
of existing uses and infill development. Redevelopment of a self -storage warehouse use is
consistent with the provisions of the Comprehensive Plan.
Zoning. The subject site is zoned 1-1 District. The City established the 1-3 District after
adoption of the 1998 Comprehensive Plan to provide for performance standards reflecting the
character of the existing industrial buildings in this area consisting of lots approximately three
acres in area developed with buildings using metal siding. With the proposed redevelopment
of the property, City staff is recommending the Zoning Map be amended to rezone the subject
site from 1-1 District to 1-3 District consistent with the guidance of the Comprehensive Plan and
intent of the Zoning Ordinance.
Surrounding Uses. The table below summarizes existing and planned uses surrounding the
subject site. There are existing single family dwellings to the east of the subject site across
Queens Avenue. The proposed change of use to a self -storage facility will likely be lower in
intensity in terms of on-site activities and traffic generation than the four for -lease buildings
occupied by various businesses. The site plan also means that the two easterly buildings will
screen almost all of the site activity from view of the adjacent residential dwellings. The
proposed use will be compatible with surrounding uses.
Direction
Land Use Plan
Zoning Map
Existing Use
North
Industrial
1-1 District
Industrial
East
LD Residential
R-3 District
Single family dwellings
South
Industrial
1-1 District
Industrial
West
I --
--
TH 101
Lot Requirements. Lots within the 1-3 District are to be a minimum of one acre in area with a
minimum width of 200 feet. The subject site is an existing lot of record that is 3.77 acres in area
and has a width of 320 feet exceeding the minimum lot requirements of the Zoning Ordinance.
Setbacks. The table below illustrates the setback requirements of the 1-3 District applicable to
existing and proposed buildings within the subject site. The proposed buildings all comply with
the setback requirements of the Zoning Ordinance.
Queens South TH 101 North
Ave.
Required 30ft. 10ft. 30ft. 10ft.
Proposed 30ft. 20ft. 19ft. 24ft.
2
Buildings. The four existing buildings are all single story structures that are 21 feet in height
(measured to the midpoint of the pitched roof) with metal siding and metal roofs. No changes
to the exterior of these buildings is proposed with the change in use. The four proposed
buildings are also to be single story structures but with a building height of only 10 feet. The
proposed buildings also use metal siding, but the developer is adding a stone wainscotting to
the east elevations of the buildings facing Queens Avenue. The height of the existing and
proposed buildings is within the 35 feet allowed in the 1-3 District by Section 11-87-9 of the
Zoning Ordinance. Use of all metal siding for buildings within the 1-3 District is allowed by
Section 11-17-4.E.2 of the Zoning Ordinance. Colors are not specified and should be stipulated
to limit use of bright or contrasting colors.
Landscaping. The subject site is proposed to be landscaped with turf grass, ornamental trees,
and evergreen trees in the yard along Queens Avenue and decorative rock in other areas not
taken up by buildings or pavement. The proposed landscaping plan complies with the
requirements of Section 11-19-2 of the Zoning Ordinance.
Access. The subject site is accessed from Queens Avenue, which is designated as a
Commercial/Industrial Collector Street by the Transportation Plan. The developer will dedicate
to the City a right-of-way easement for the west 40 feet of right-of-way required for Queen
Avenue. One 24 foot wide driveway to Queens Avenue is proposed for the facility at the
approximately location of the existing site access. The driveway is setback approximately 75
feet from the intersection of Queens Avenue and 59th Street, which is less than the 90 feet
required by Section 11-21-6.B of the Zoning Ordinance, but is acceptable as an existing
condition and low volume of traffic generated by self -storage uses.
Off -Street Parking. Self -storage facilities are warehouse uses. Section 11-21-8 of the Zoning
Ordinance requires off-street parking stalls for warehouses based on the office and warehouse
activities within a facility. The proposed office space is 600 square feet in area requiring three
off-street parking stalls. The City has not required additional parking for the warehouse area of
the self -storage uses as the customer typically only parks their vehicle adjacent to their unit
while loading/unloading.
The site plan provides for four parking stalls outside of the perimeter fence for parking for an
employee or users visiting the sales office. The two parallel stalls on the south side of the
driveway provide flexibility that a vehicle pulling a trailer could pull off to the side as well.
Within the fenced storage area the two-way drive aisles are 30 feet wide, which allows for a
vehicle to be parked adjacent to the building for loading/unloading without obstructing
circulation. The dead-end access to the southeast building with storage doors on it west
elevation is 24 feet wide which is also adequate for access and circulation.
Section 11-21-5.B.1 of the Zoning Ordinance requires a 15 foot setback from public rights-of-
way for parking stalls and drive aisles. The parallel parking stalls on the south side of the
driveway from Queens Avenue encroach into this setback and must be shifted west. The drive
aisle along TH 101 is also within the 15 foot setback, but does not impede visibility and may be
3
allowed under the requested PUD -CUP. Section 11-21-5.B.2 of the Zoning Ordinance requires
parking stalls and drive aisles to be setback a minimum of five feet from side lot lines. The site
plan must be adjusted to shift the drive aisle along the north property line to meet the five foot
setback requirement.
The off-street parking area and drive aisles are shown to be surfaced with asphalt and
surrounded by perimeter concrete curb as required by Section 11-21-7.0 and D of the Zoning
Ordinance. The design specification for the off-street parking areas and drive aisles are to be
subject to review and approval by the City Engineer.
Outdoor Storage. The site plan illustrates 28 parking stalls within the fenced storage area
intended for vehicle, recreational vehicle, or trailer storage. The vehicles and trailers to be
parked within these stalls may be allowed provided they remain licensed and in a condition
legal for use upon public streets.
Fence. The site plan identifies that a six foot high wood fence is to be erected between the
building walls at the perimeter of the site to secure internal access to the subject site, in
addition to the existing chain link fence on the west ends of the north/south property lines and
along TH 101. There is a gate installed at the driveway between the two easterly buildings,
adjacent to the sales office. The gate is setback such that there is access to the off-street
parking and vehicles stacked waiting to enter the gated area will not obstruct traffic on Queens
Avenue. Section 11-19-4 of the Zoning Ordinance allows fences within industrial districts to be
either open chain link or metal rods or solid privacy up to eight feet in height. The proposed
fencing complies with the provisions of the Zoning Ordinance. Based on the setback of the
fence from Queens Avenue, it is not recommended that decorative fencing be used, but we do
suggest black vinyl coated fencing for the front fence section.
Exterior Lighting. The submitted information includes an exterior lighting plan showing the
location and illumination pattern of proposed exterior light fixtures. The intensity of the
proposed lighting complies with Section 11-16-6 of the Zoning Ordinance. All of the exterior
fixtures are wall mounted. The fixtures must have a 90 degree horizontal cut-off subject to
review and approval of the Zoning Administrator.
Signs. The developer has provided a plan for proposed signage to be installed upon the
property. The property is within the Freeway Corridor Sign District established along TH 101
and is allowed wall signs facing public streets up to 200 square feet in area and a free standing
sign up to 200 square feet in area and a height of 50 feet. One 30 square foot wall sign is to be
installed on the east elevation of the northeast building so as to be visible from Queens
Avenue. A 65 square foot wall sign is to be installed on the west elevation of the central west
building so as to be visible from TH 101. There is also a proposed 144 square foot, 22 foot high
freestanding sign to be installed in the yard adjacent to TH 101. The proposed signs comply
with the provisions of Section 11-37-6.F of the Zoning Ordinance.
CI
Waste Storage. The site plan illustrates a trash enclosure at the southeast corner of the
subject site, within the fenced storage area. Section 11-18-4.C.4 of the Zoning Ordinance
requires the enclosure to be at least six feet in height and to provide complete screening of the
trash and recycling containers. Plans for the waste storage enclosure are to be subject to
review and approval of the Zoning Administrator.
Grading Plan. The developer has submitted a grading plan for the subject site based on the
additional four buildings and parking/circulation areas. Section 11-87-8 of the Zoning
Ordinance limits lots within the 1-3 District to building coverage of 30 percent and imperious
surface coverage of 85 percent of the lot area. The proposed 62,232 square feet of building
area covers 37.9 percent of the lot area. The impervious surface area of the proposed site plan
is not identified and must be verified. Building coverage and impervious surface within the
subject site in excess of the limits established by Section 11-87-8 of the Zoning Ordinance may
be allowed by the requested PUD -CUP provided that the City Engineer determines that
stormwater management for the subject site is adequate. The grading plan also includes
retaining walls in excess of four feet in height that must be certified by an engineer and require
a building permit. The site plan does illustrate installation of a fence at the top of the retaining
walls over four feet in height as required. All grading, drainage, and erosion control issues are
subject to review and approval by the City Engineer.
Utilities. The subject site has been served by on-site well and septic system for utilities. The
subject site is within the East Sewer District designated by the 2012 Comprehensive Plan, but
sewer and water utilities are not available to the subject site. The developer is proposing to
continue use of the well but abandon the septic system and use holding tanks. The City has
allowed the use of holding tanks for industrial uses in this area 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.
Performance Agreement. Section 11-9-7 of the Zoning Ordinance requires that the developer
execute a Site Improvement Performance Agreement (SIPA) with the City to provide for
construction of the project, completion of any public improvements, establishment of required
securities, and payment of applicable fees. The City Attorney will draft a SIPA related to the
proposed development, which is to be approved by resolution of the City Council, executed by
the developer, and recorded with the property.
Criteria. The Planning Commission is to consider the requested Zoning Map amendment and
PUD -CUP based upon, but not limited to, the criteria established by Section 11-3-3.F and
Section 11-4-2.F of the Zoning Ordinance, respectively:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
5
Comment: The subject site is guided by the 2012 Comprehensive Plan for industrial uses.
Redevelopment of the subject site as a self -storage facility is appropriate for areas
planned for industrial uses. The proposed use is consistent with the Future Land Use
Plan of the 2012 Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is surrounded by existing industrial and residential uses.
Self -storage facilities area warehousing use appropriate for industrial parks with a lower
intensity than other industrial activities. The arrangement of the site plan provides that
buildings will screen almost all site activity from the adjacent residential uses. The
proposed use will be compatible with the area in which it is located.
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 use complies with the requirements of the Zoning Ordinance.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The subject site is accessed by Queens Avenue, which is designated as a
Commercial/Industrial Collector Street by the Comprehensive Plan. Queens Avenue has
adequate design capacity for access and traffic generation of the proposed use.
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 the extent necessary minimizing demand for City services consistent with the
Comprehensive Plan.
RECOMMENDATION
Our office recommends approval of the Zoning Map amendment, PUD -CUP and site and
building plans for the subject site as outlined below.
POSSIBLE ACTIONS
A. Motion to recommend approval of a Zoning Map amendment rezoning the subject site
from 1-1 District to 1-3 District.
B. Motion to recommend the application be denied based on a finding that the request is
not consistent with the provisions of the Comprehensive Plan and intent of the Zoning
Ordinance.
C. Motion to table.
Decision 2 — PUD -CUP and Site/Building Plans
A. Motion to recommend approval of a PUD -CUP and site/building plans for Extra Space
Storage, subject to the following conditions:
The site and buildings shall be developed in accordance with the plans and
information on file with the City subject to stipulations of approval as outlined
herein in accordance with Section 11-9-4 of the Zoning Ordinance.
2. The colors of the exterior finish for the proposed buildings shall be specified and
are subject to approval of the City Council.
3. The developer shall dedicate to the City a right-of-way easement for the west 40
feet of right-of-way required for Queen Avenue, subject to review and approval
of the City Engineer.
4. The site plan shall be revised such that the parking stalls and drive aisles comply
with the setback requirements from the north and east lot lines as required by
Section 11-21-5.B of the Zoning Ordinance.
5. The vehicles and trailers to be parked within the subject site as outdoor storage
shall be licensed and in a condition legal for use upon public streets.
6. All exterior lighting fixtures shall have a 90 degree horizontal cut-off, subject to
review and approval of the Zoning Administrator.
7. Plans for construction of the waste storage enclosure shall be subject to review
and approval of the Zoning Administrator.
8. All grading, drainage, and erosion control issues are subject to review and
approval by the City Engineer.
9. Uses of sewage holding tanks shall be subject to a performance agreement for
system maintenance in accordance with Section 9-5-2.D.2 of the City Code and
all utility issues shall be subject to review and approval of the Building Official.
7
10. The developer shall execute a Site Improvement Performance Agreement (SIPA)
with the City as drafted by the City Attorney, subject to approval of the City
Council.
B. Motion to recommend the application be denied based on a finding that the request
does not comply with the Zoning Ordinance.
C. Motion to table.
Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
8
Site Location Map
Overview
Legend
Roads
— CSAHCL
— CTYCL
— MUNICL
— PRIVATECL
— TWPCL
Highways
Interstate
— State Hwy
— US Hwy
City/Township Limits
® c
t
CJ Parcels
TO: Otsego Planning Commission, the Mayor and Council Members
From: Todd Jones, Applicant
Date: March 30, 2021
Re: Narrative for Redevelopment of 5861 Queens Ave NE Otsego
Thank you for reviewing my application for redevelopment of 5861 Queens Ave NE, our full application
was submitted on March 30, 2021. We are excited to move this project foreword.
The Developer (Applicant) is Todd Realty, LLC and Roseville Holdings, LLC. I am the Sole Member of
Todd Realty and a principle of Roseville Holdings, LLC. My background in self -storage ownership and
development dates back to the mid to late 1980's. The other Principles in Roseville Holdings and I have
owned or developed over the years in excess of 50 self -storage facilities around the county, and in the
neighborhood of 30 facilities in the Minneapolis market including Edina (2), Minneapolis (2), Lakeville (2)
New Hope (2) ST Louis Park, Bloomington, Cottage Grove, Plymouth, Minnetonka, Eden Prairie and
others. We are excited to redevelop the Otsego site into a quality Self -Storage development. I will be
personally hands on in all phases of the development.
Development Plan Summary: The existing 3.8 acre Industrial zoned site is currently improved with (4)
existing 6,000 sq. ft. industrial buildings. Our Development plan calls for the construction of 4 new single
level Self -Storage buildings and the conversion of the existing buildings to self -storage use.
Building Materials: Although not required in the 1-3 Industrial zoning district, we have proposed an
upgrade that includes integral color rock face CMU (Block) with horizontal banding at all wall elevations
visible from Both Hwy #101 to the West and Queens Ave to the East. Our intent is to create a high
quality image to our potential customers and to the community.
Landscaping: Although we have been told that there are not any landscape requirements for this zone,
we are proposing to plant 10 new trees along the Queens Ave frontage as well as sod and irrigating the
lawn area along Queens Ave (see landscape plan). We feel the enhanced landscaping will dramatically
enhance the curb appeal of the site from Queens Ave, which is important to us.
Dedication of ROW Easement to the City of Otsego: This property was platted long ago by Frankfort
Township, and subsequently annexed by the City of Otsego. Queens Ave Currently crosses over the East
side of the property without desired Right of Way dedications in place. Our site plan locates a proposed
40' (and in some cases 50') ROW dedication in favor of the City of Otsego, allowing for a bit of a messy
situation to be cleaned up. This dedication of ROW is of significant benefit to the City.
Storm water/Ponding: Our Civil Engineer has developed a grading and ponding plan that results in a
much better level of control than what exists today (See Civil site plan and related documents). An
improvement to the existing conditions is good for all.
Management of Facility: The facility will be managed by Extra Space Storage via a third party
Management Agreement between the parties. Based in Salt Lake City Utah, Extra Space Storage is the
second largest operator of Self -Storage facilities in the world, with over 1,800 locations under ownership
or management. After 30+ years of managing our self -storage locations in house, we formed a
relationship for Extra Space Storage to assume management of all of our location. We made this
transition because we realized they were better than us.
The Self -Storage Use: Self -Storage provides a service to the Community, and generally speaking, the
vast majority of our customers at this location will come from a 3 or 4 mile radius, so from that
prospective it is very much a "Neighborhood Business". Traffic generation is extremely low, often
identified as the lowest trip generator of all commercial or Industrial uses, as typically a customer moves
in one day and 9 months later (Average length of stay) returns to move out. We pay healthy Real Estate
Taxes but are very low users of City services (sewer, water, fire, police, roads and other). Our feasibility
studies indicate that there is demand for the scope of project that we are proposing to build, but that
with our development demand will be satisfied.
Development Schedule: Subject to Planning Commission recommendation for approval and Council
Approval on April 26, 2021 and subject to conditions that we feel are reasonable, we plan to close on
the purchase of the Property on May 19th. Construction would start shortly thereafter and the project
would be complete by year end 2021.
Again, Thanks for reviewing our application. If you have any question, please feel free to contact me
ahead of the Planning Commission or City Council meetings, or otherwise, I plan to attend both the
Planning Commission and City Council meeting.
Thanks
Todd Jones
President
Todd Realty, LLC and Roseville Holdings, LLC
4782 d Street, suite 200
Excelsior, MN 55331
(952) 345-3450 office
(612) 309-8703 cell
Todd@toddrealty.biz
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Iruhcu¢v.
CALiYX
DESIGN GROUP
LRnd—pe A,,hh—
svambablo De,IDn
IMamr P1mNnp
w,rwsaHeeedpliomp+nm
PREMIER STORAGE, LLC
5861 QUEENS AVENUE NE
OTSEGO, MN 55330
LANDSCAPEPLAN
L1.0
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V
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1
L
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1
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II OFFICE
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PROPOSED aGacan
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Landscape Notes
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Iruhcu¢v.
CALiYX
DESIGN GROUP
LRnd—pe A,,hh—
svambablo De,IDn
IMamr P1mNnp
w,rwsaHeeedpliomp+nm
PREMIER STORAGE, LLC
5861 QUEENS AVENUE NE
OTSEGO, MN 55330
LANDSCAPEPLAN
L1.0
A
MORRIS
Luminaire Schedule
Label
CalcType
I Units
Avg
Symbol Qty
Label
ITotal Lamp Lumens
LLF IDescription
Arm
6
71152A
3296
0.900
0
Lf 12
71156A
9241
0.900 1
0
2
71158A
114227
0.900 1
0
The light levels represented arc based on the Information provided. Actual
light levels may vary due to building features, actual surface reflective values
and software limitations. Morris Products Inc does not guarantee light levels
and provides this Information for design Evaluation Only.
Calculation Summary
Label
CalcType
I Units
Avg
I Max
I Min
Avg/Min Max/Min
EXTERIOR
Illuminance
Fc
1.94
19.8
0.0
1 N. A. IN.A.
3-10-2021 ExtraSpace Storage, Otsego, MN - SIGN SIZE & LOCATION PLAN -3
9,x 1 ti" ult- niuminatea nylon algn ulsplay Standard Pylon Example
Sign Area 144 Sq.Ft.
93DCEK 1O@RfD@H PIR\ l
13•
S3
zal
WE
I P-1 16011
Raceway Mount LED Illuminated Logo Letter Set Detail
Sign Area 65 Sq.Ft.
i. �'. li3ii � � �� V 6''• J� I
III' I is
Raceway Mount LED Illuminated Logo Letter Set Detail
Sign Area 30 Sq.Ft.
S2 S1 Y 101
SSPt'W PY 141
ExtraSpace Storage
Todd Jones 612-309-8703
5861 QUEEN'S AVENUE NE
OTSEGO, MN 55330
Pj���� TMmtcmEssckrtas
� u�c
[I Translucent Flex -Face Materia
1 ■ GREEN #2500-106 Brilliant
159
22g�9 DESIGNERS 9 BUILDERS • INSTALLERS of interior & exterior sign systems ----o0 BLACK #2500-D22
0 226 First Avenue East 0 Suite 0 Shakopee, MN 55379 • Mark R. Raiche • (M) 612-229-1599 ❑ GREY SW 7067 City Scape
]' HIGH RET. WALL
BOW�829.0 SHIGH RET. WALL
TOW=925.0
WOOD FENCE �, BOW=019.0
25' HIGH ftET. WALL I \ IN
/ ]' HIGH
TONF 92].D TOVJ°92].5RET. WALL
BUILDING BDVhD25.D j' M�"�
l ,2 BOW+B30.0 t m m a� 9u¢ym Aa Aallm wnru
`V BUILDING0 W-927 ST CB -0
i { r ) ` ll
W-900.1 / ( t ! 76 L.F..1 ". n - / DEDICATION
i 7A INV=820.0 % 1; 1 PROPOSEDLEGEND • STORM MANHOLE
�` r'^ syn Ap �,m, I , al ' ,STH ST' NE —I— WATER MAIN • CATCH BASIN
\ RAISE $TING O. B5' T0919.0
I NEW BLDG PRET L SANITARYSEWER SILT FENCE
FF=924.8
— . —
STORM E. GRADING LIMITS
WATERSERVICE —an— CONTOUR LINE
U1 NEW BLDG -_------9fl1F SANITARY SERNCE SPOT ELEVATION
-4 j FF=931.9 I III LL _ ____- 92j"prsm '�Y CHAIN LINK FENCE DRAINAGE ARROW
y _ v __J U __ �_____ NEW BLDG INV -B1 .S FF i I r \ I {Tn
�_, ^-Q'•' _______ _S ___f _ VINYL,WOODFENCE DETAIL
I1
(t1 - 1 - 1O� I FF=9------ 26.0' Y' OFFICE
� I 1 I L ----------------L-- { I� Ww•RAee * LIGHT POLE NOTE
1
{{{ v HYDRANT
„am mxx .u. I \ 71 .• oA I ^'y C I µ V II`I C WATER VALVE
y.� / D, \`,� g ?1 iO t / �^ �L I I I� • SANITARY MANHOLE
O
--_—_— —- — _—_ 11 -URB
f
G �m
LU
4' HIGH RET. WALLS ST C62 - 111 NO1E5
O V TOV 92(1.5 22LF.OF 17 PJC - NEW B L 31 u� i) UTLRIES SHOWN ARE APPROXIMATE LOCATION. 1OCATONS OF URDEROROUND U I TES
(1YP1 B01Atig29.2 TC -92 p
co ctm INV=91&9 STCB` R FF=92 . _ / J �F w B� 1. SAL EVIDENCE FEME O L PAINT NARRS) AND RECORD UNE. AN (DESIGN
/ ,V A9-BUILn. CALL GOPHER STATE E CALL AT Bil FOR ALL UTDIY, OAS UNE, AND
a 6 ELECTRICAL NNE LOCATIONS PRIOR TO IXCAVATON.
BUILDING 44 LF.OF 12`PVC </I P I I (I I 2) CONMUCT TEMPORARY ROOK CONSTRJCTON ENTRANCE PER CRY SPECIRDATONS
BUILDING FF -925.7 To -924.a
(�1 FF -O]0.4 n IT
R%AI}} 3) INSTALL SALT FENCE PRIOR TD EXCAVATCN AS NEEDED.
QRAV DEDICATION
4) RE-4£GCTAIE THE 91E WfIHM 40 MOM OF FINAL gtAgNG
• / _ _ 9 —_-�92 J� °Er — — 9 I 5) {FILL 9E�REOIMUST BE CLE THE OR DEBRIS
PRAOCFTHE
ALL SFT CAW
MUST BE MIJNTAL S,S,I TO OISAFE
J 6 83<` eAy.�`'.`,•'`\ {/X914 r �' g D CONOE
/
D PALLET MCgNG ° \\I el �qT6�' 10' f1E I 3.7. 6)
ALL OOWNSINEAN EMSTNG CATCH BASILAR MUST HAVE WIEf PROTECRON.
10' D— E T ` !y , n
7) DtCAVACTOP SHALL DETERMEC SPOOK SARY PRE AREAS AND CONCRETE WA9MOLIT AREAS PNIXt N
m TRASH g1j gFC, ^ EXCAVATION AND PROVIDE NECESSARY ER090N CONTROL
—jENCLOSURE `\ r
ED PROPOSSLOPES AS SHOWSHOWARE NOT GREATER THAN 11. 9) USE 'GIFT OF OTSECO UTLRY AND STRI- CDN9IRVCTON STANDARDS AND SPEORDAEONS
AND USE GW OF OTSEfA STANDARD PU.TE±
10) STDRM SEWETt SMALL BE NR TESTED 2D FEET IN ETHER DIRECTION AT ALL LOCATORS WMGMI
CR059NG WATER SEHMCES.
WATERSHED AREA = 160,938 SQ. FT. n) THE RLTRATON BASIN SHALL BE PROTEOTED FROM CONSTRUCTION TRAFRC. ONCE BASIN IS
1X (EXISTING) AND 1P (PROPOSED) / DO VA TO GRANULAR DEPTH, ALL HEAVY EOU—T SMALL BE KEPT OUT OF THIS AREA
12) THE SIDE SLOPES OF THE REIENTON AND RLTRATON BASIN SHALL HAVE EROSLN CONTROL
BLANKET INSTALLED. RLTRATON BASIN TO HAVE e' OF COMPOST MIXED IN WITH THE TOP 1
FOOT OF ON -9n MATERIAL USE MOOT SEE) MIX /05-241.
EXISTING BASIN AND PROPOSED EXPANDED BASIN
2P (EXISTING) AND 3P (PROPOSED)
I I �swu�wt ud Nm. °oMn°pu°n r nM .w nwa eX m. ARm rmt
A: Du"" " "" ° °" u e Premier Storage JACOBSON OTSEGO STORAGE C— Z
ENGINEERS & SURVEYORS Attn: Todd Jones GRADING, DRAINAGE, DEVELOPMENT
m R m a2 rn x. emF �r 478 SeDond Street, Suite 201 AND UTILITY PLAN OTSEGO, MN 2
AX Lw.» ar«v. Excelsior, IAN 55331
Review No. 1
ENGINEERING REVIEW
Industrial Subdivision
7� Hakanson for the City of Otsego
■ ■ Anderson by
Hakanson Anderson
Submitted to: Honorable Mayor and City Council
cc: Adam Flaherty, City Administrator
Audra Etzel, City Clerk
Dan Licht, City Planner
Dave Kendall, City Attorney
Todd Jones, Todd Realty, LLC
Grant Jacobson, Jacobson Eng. & Surveyors
Reviewed by: Ronald J. Wagner, P.E.
Brent M. Larson, P.E.
Date: April 15, 2021
Proposed
Development: 5887 Queens
Site Location: PID 1188022103
Applicant: Todd Realty, LLC
Todd Jones
4782 nd St, Suite 200
Excelsior
Developer: Premier Storage
Owners of Record: PCR Queen, LLC
c/o Robin Richardson
5887 Queens Ave NE
Otsego, MN 55330
Purpose: Convert 4 existing buildings and 4 new buildings into self -storage
on 3.8 acres of Industrial Zoned Property.
Jurisdictional Agencies: City of Otsego, Minnesota Department of Natural Resources,
(but not limited to) Minnesota Pollution Control Agency, Wright Soil and Water
Conservation District.
Permits Required: NPDES
(but not limited to)
TABLE OF CONTENTS
INFORMATION AVAILABLE
CONSTRUCTION PLANS
TOPOGRAPHIC SURVEY & DEMOLITION PLAN
GRADING DRAINAGE & UTILITYU PLAN
S WPPP
LIGHTING PLAN
LANDSCAPE PLAN
CONCEPT SITE PLAN
CONCEPT BUILDING ELEVATIONS
STORM SEWER DESIGN/HYDROLOGY
SUMMARY AND/OR RECOMMENDATION
Page 2
INFORMATION AVAILABLE
Topographic Survey & Demolition Plan
Grading Drainage & Utility Plan
S WPPP
Lighting Plan
Landscape Plan
Concept Site Plan
Concept Building Elevations
Storm Water Calculations
Additional Information
City of Otsego Engineering Manual
City of Otsego Zoning and Subdivision Ordinances
National Wetland Inventory Map
CONSTRUCTION PLANS
Topoizraphic Survey & Demolition Plan
1. Provide Correct D&U for Property to South
Grading Drainage & Utility Plan
2. Curb between two existing South buildings and between existing East building and New
South building.
3. Show easement around Expanded Storm Pond.
4. Note 10 Not Needed
5. Mill Connection of Queens Avenue & Driveway
SWPPP
6. No Comments.
Lighting Plan
7. No Comments.
Page 3
Landscape Plan
No Comments.
Concept Site Plan
No Comments.
Concent Building Elevations
10. No Comments.
STORM SEWER DESIGNIHYDROLOGY
11. The Storm Retaining Pond must skim the 2 yr. event.
12. The outlet structure must be accessible & not located where "short cut" of treatment could
occur. Therefore, South side of Pond is best.
13. Storm Retainage Pond must have post outflow equal or less than pre -outflow for 2, 10 &
100yr. events.
14. Storm retainage Pond must filtrate 1" 1.1" off impervious.
SUMMARY AND/OR RECOMMENDATION
We recommend approval contingent on the above comments being addressed.
Page 4
P
OtCI�egoF
MINNESOTA V
APPLICANT: Todd Realty, LLC
20 Apr 21
FINDINGS & DECISION
Zoning Map Amendment
APPLICATION: Request to amend the Zoning Map for property located at 5887 Queens Avenue.
CITY COUNCIL MEETING: 26 April 2021
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 described by Exhibit A.
B. The property lies within the East Sewer District and is guided for industrial land uses by the 2012
Otsego Comprehensive Plan.
C. The property is zoned 1-1, Limited Industrial District;
D. The applicant is requesting the property be rezoned to 1-3, Special Industrial District.
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 11-3-2.F of
the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Finding: The subject site is guided by the 2012 Comprehensive Plan for industrial uses to be
implemented under the requirements of the 1-3 District. Redevelopment of the subject site as
a self -storage facility is appropriate for areas planned for industrial uses. The proposed use is
consistent with the Future Land Use Plan of the 2012 Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Finding: The subject site is surrounded by existing industrial and residential uses. Self -
storage facilities are a warehousing use appropriate for industrial parks with a lower intensity
than other industrial activities. The arrangement of the site plan provides that buildings will
screen almost all site activity from the adjacent residential uses. The proposed use will be
compatible with the area in which it is located.
The proposed use's conformity with all performance standards contained within the Zoning
Ordinance and other provisions of the City Code.
Finding: The proposed use complies with the requirements of the Zoning Ordinance.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Finding: The subject site is accessed by Queens Avenue, which is designated as a
Commercial/Industrial Collector Street by the Comprehensive Plan. Queens Avenue has
adequate design capacity for access and traffic generation of the proposed use.
The proposed use can be accommodated by existing public services and facilities and will not
overburden the City's service capacity.
Finding: The subject site is planned for industrial uses and will utilize on-site utilities to the
extent necessary minimizing demand for City services consistent with the Comprehensive
Plan.
The planning report dated 15 April 2021 prepared by the City Planner, The Planning Company LLC, is
incorporated herein.
G. The Engineering Review dated April 15, 2021 prepared by the City Engineer, Hakanson Anderson, Inc.,
is incorporated herein.
H. The Otsego Planning Commission conducted a public hearing at their regular meeting on 19 April 2021
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 5-0 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:
ADOPTED by the City Council of the City of Otsego this 26' day of April, 2021.
CITY OF OTSEGO
By:
Jessica L. Stockamp, Mayor
Attest:
By:
Audra Etzel, City Clerk
2
EXHIBIT A
LEGAL DESCRIPTION
The South 317.00 feet of the North 557.00 feet, as measured at right angles, of all that part of the East Half of
the Northwest Quarter of Section 2, Township 120, Range 23, Wright County, Minnesota, lying northerly and
easterly of the easterly line of the right-of-way of Trunk Highway No. 101. Excepting therefrom all that part
thereof lying easterly of the centerline of the following described roadway: Commencing at the Northeast
corner of said East Half of the Northwest Quarter, thence South 00 degrees, 09 minutes, 12 seconds East,
assumed bearing, along the East line of the East Half of the Northwest Quarter for a distance of 874.05 feet,
more or less, to intersect the South line of the North 874.00 feet of said East Half; thence return North 00
degrees, 09 minutes, 12 seconds West along said East line, also being the centerline of said roadway to be
hereby described, for a distance of 529.24 feet, central angle 18 degrees 49 minutes 55 seconds for a length
of 106.51 feet, more or less to intersect the North line of the South 634.00 feet of said North 874.00 feet and
there terminating.
Together with and subject to an Easement for drainage purposes across that part of the South 317.00 feet of
the North 557.00 feet of the East Half of the Northwest Quarter of Section 2, Township 120, Range 23, which
lies East of the Easterly right of way of Trunk Highway No. 101. Said Easement is a strip of land 40.0 feet in
width, the Easterly line of which is described as follows: Commencing at the Northeast corner of said East
Half; thence on an assumed bearing of South 00 degrees 09 minutes 12 seconds East, along the East line of
said East Half a distance of 342.46 feet to the point of beginning of the line to be described; thence South 22
degrees 40 minutes 50 seconds West a distance of 41.48 feet; thence South 17 degrees 35minutes 16
seconds West a distance of 150.55 feet; thence South 27 degrees 50 minutes 42 seconds West a distance of
97.19 feet; thence South 14 degrees 14 minutes 06 seconds West a distance of 121.87 feet; thence South 6
degrees 58 minutes 22 seconds West a distance of 30.00 feet more or less to the Easterly right of way of
Trunk Highway No. 101 and there terminating. Said strip of land is to be extended by its full width from the
North line of said South 317.00 feet of the North 557.00 feet to the south line of said North 557.00 feet,
according to the United States Government Survey thereof and situated in Wright County, Minnesota.
ORDINANCE NO.: 2021-10
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.
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 described by Exhibit A.
Section 2. The property is hereby rezoned from an 1-1, Limited Industrial 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:
ADOPTED by the City Council of the City of Otsego this 26th day of April, 2021.
CITY OF OTSEGO
BY:
Jessica L. Stockamp, Mayor
ATTEST:
Audra Etzel, City Clerk
EXHIBIT A
LEGAL DESCRIPTION
The South 317.00 feet of the North 557.00 feet, as measured at right angles, of all that part of the East
Half of the Northwest Quarter of Section 2, Township 120, Range 23, Wright County, Minnesota, lying
northerly and easterly of the easterly line of the right-of-way of Trunk Highway No. 101. Excepting
therefrom all that part thereof lying easterly of the centerline of the following described roadway:
Commencing at the Northeast corner of said East Half of the Northwest Quarter, thence South 00
degrees, 09 minutes, 12 seconds East, assumed bearing, along the East line of the East Half of the
Northwest Quarter for a distance of 874.05 feet, more or less, to intersect the South line of the North
874.00 feet of said East Half; thence return North 00 degrees, 09 minutes, 12 seconds West along said
East line, also being the centerline of said roadway to be hereby described, for a distance of 529.24 feet,
central angle 18 degrees 49 minutes 55 seconds for a length of 106.51 feet, more or less to intersect the
North line of the South 634.00 feet of said North 874.00 feet and there terminating.
Together with and subject to an Easement for drainage purposes across that part of the South 317.00
feet of the North 557.00 feet of the East Half of the Northwest Quarter of Section 2, Township 120,
Range 23, which lies East of the Easterly right of way of Trunk Highway No. 101. Said Easement is a strip
of land 40.0 feet in width, the Easterly line of which is described as follows: Commencing at the
Northeast corner of said East Half; thence on an assumed bearing of South 00 degrees 09 minutes 12
seconds East, along the East line of said East Half a distance of 342.46 feet to the point of beginning of
the line to be described; thence South 22 degrees 40 minutes 50 seconds West a distance of 41.48 feet;
thence South 17 degrees 35minutes 16 seconds West a distance of 150.55 feet; thence South 27
degrees 50 minutes 42 seconds West a distance of 97.19 feet; thence South 14 degrees 14 minutes 06
seconds West a distance of 121.87 feet; thence South 6 degrees 58 minutes 22 seconds West a distance
of 30.00 feet more or less to the Easterly right of way of Trunk Highway No. 101 and there terminating.
Said strip of land is to be extended by its full width from the North line of said South 317.00 feet of the
North 557.00 feet to the south line of said North 557.00 feet, according to the United States
Government Survey thereof and situated in Wright County, Minnesota.
CITY 0
DtSe F O
MINNESOTA V
APPLICANT: Todd Realty, LLC
20 Apr 21
FINDINGS & DECISION
PUD -CUP/
Site and Building Plans
APPLICATION: Request for approval of a PUD -CUP and site and building plans for a self -storage facility
located at 5887 Queens Avenue.
CITY COUNCIL MEETING: 26 April 2021
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 described by Exhibit A.
B. The property lies within the East Sewer District and is guided for industrial land uses by the 2012
Otsego Comprehensive Plan.
C. The property is zoned 1-3, Special Industrial District; Self -storage is a permitted use within the 1-3
District subject to site plan review as provided for in Title 11, Chapter 9 of the City Code.
D. The applicant is requesting a PUD -CUP to allow multiple principal buildings and an increase in building
coverage.
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 11-4-21 of
the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Finding: The subject site is guided by the 2012 Comprehensive Plan for industrial uses to be
implemented under the requirements of the 1-3 District. Redevelopment of the subject site as
a self -storage facility is appropriate for areas planned for industrial uses. The proposed use is
consistent with the Future Land Use Plan of the 2012 Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Finding: The subject site is surrounded by existing industrial and residential uses. Self -
storage facilities are a warehousing use appropriate for industrial parks with a lower intensity
than other industrial activities. The arrangement of the site plan provides that buildings will
screen almost all site activity from the adjacent residential uses. The proposed use will be
compatible with the area in which it is located.
1
The proposed use's conformity with all performance standards contained within the Zoning
Ordinance and other provisions of the City Code.
Finding: The proposed use complies with the requirements of the Zoning Ordinance.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Finding: The subject site is accessed by Queens Avenue, which is designated as a
Commercial/Industrial Collector Street by the Comprehensive Plan. Queens Avenue has
adequate design capacity for access and traffic generation of the proposed use.
The proposed use can be accommodated by existing public services and facilities and will not
overburden the City's service capacity.
Finding: The subject site is planned for industrial uses and will utilize on-site utilities to the
extent necessary minimizing demand for City services consistent with the Comprehensive
Plan.
The planning report dated 15 April 2021 prepared by the City Planner, The Planning Company LLC, is
incorporated herein.
G. The Engineering Review dated April 15, 2021 prepared by the City Engineer, Hakanson Anderson, Inc.,
is incorporated herein.
H. The Otsego Planning Commission conducted a public hearing at their regular meeting on 19 April 2021
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 5-0 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. The site and buildings shall be developed in accordance with the plans and information on file with
the City subject to stipulations of approval as outlined herein in accordance with Section 11-9-4 of
the Zoning Ordinance.
2. The colors of the exterior finish for the proposed buildings shall be specified and are subject to
approval of the City Council.
3. The developer shall dedicate to the City a right-of-way easement for the west 40 feet of right-of-way
required for Queen Avenue, subject to review and approval of the City Engineer.
4. The site plan shall be revised such that the parking stalls and drive aisles comply with the setback
requirements from the north and east lot lines as required by Section 11-21-5.B of the Zoning
Ordinance.
5. The vehicles and trailers to be parked within the subject site as outdoor storage shall be licensed and,
in a condition, legal for use upon public streets.
2
6. All exterior lighting fixtures shall have a 90 degree horizontal cut-off, subject to review and approval
of the Zoning Administrator.
7. Plans for construction of the waste storage enclosure shall be subject to review and approval of the
Zoning Administrator.
8. All grading, drainage, and erosion control issues are subject to review and approval by the City
Engineer.
9. Uses of sewage holding tanks shall be subject to a performance agreement for system maintenance
in accordance with Section 9-5-2.D.2 of the City Code and all utility issues shall be subject to review
and approval of the Building Official.
10. The developer shall execute a Site Improvement Performance Agreement (SIPA) with the City as
drafted by the City Attorney, subject to approval of the City Council.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the City Council of the City of Otsego this 26th day of April, 2021.
CITY OF OTSEGO
Bv:
Jessica L. Stockamp, Mayor
Attest:
By:
Audra Etzel, City Clerk
3
EXHIBIT A
LEGAL DESCRIPTION
The South 317.00 feet of the North 557.00 feet, as measured at right angles, of all that part of the East Half of
the Northwest Quarter of Section 2, Township 120, Range 23, Wright County, Minnesota, lying northerly and
easterly of the easterly line of the right-of-way of Trunk Highway No. 101. Excepting therefrom all that part
thereof lying easterly of the centerline of the following described roadway: Commencing at the Northeast
corner of said East Half of the Northwest Quarter, thence South 00 degrees, 09 minutes, 12 seconds East,
assumed bearing, along the East line of the East Half of the Northwest Quarter for a distance of 874.05 feet,
more or less, to intersect the South line of the North 874.00 feet of said East Half; thence return North 00
degrees, 09 minutes, 12 seconds West along said East line, also being the centerline of said roadway to be
hereby described, for a distance of 529.24 feet, central angle 18 degrees 49 minutes 55 seconds for a length
of 106.51 feet, more or less to intersect the North line of the South 634.00 feet of said North 874.00 feet and
there terminating.
Together with and subject to an Easement for drainage purposes across that part of the South 317.00 feet of
the North 557.00 feet of the East Half of the Northwest Quarter of Section 2, Township 120, Range 23, which
lies East of the Easterly right of way of Trunk Highway No. 101. Said Easement is a strip of land 40.0 feet in
width, the Easterly line of which is described as follows: Commencing at the Northeast corner of said East
Half; thence on an assumed bearing of South 00 degrees 09 minutes 12 seconds East, along the East line of
said East Half a distance of 342.46 feet to the point of beginning of the line to be described; thence South 22
degrees 40 minutes 50 seconds West a distance of 41.48 feet; thence South 17 degrees 35minutes 16
seconds West a distance of 150.55 feet; thence South 27 degrees 50 minutes 42 seconds West a distance of
97.19 feet; thence South 14 degrees 14 minutes 06 seconds West a distance of 121.87 feet; thence South 6
degrees 58 minutes 22 seconds West a distance of 30.00 feet more or less to the Easterly right of way of
Trunk Highway No. 101 and there terminating. Said strip of land is to be extended by its full width from the
North line of said South 317.00 feet of the North 557.00 feet to the south line of said North 557.00 feet,
according to the United States Government Survey thereof and situated in Wright County, Minnesota.
4