ITEM 2.2TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPCg Planni ngCo. corn
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Gateway North Building 5
REPORT DATE: 12 June 2014
ACTION DATE: 26 July 2014
TPC FILE: 101.02 — 14.OX
BACKGROUND
Duke Realty Limited Partnership has submitted plans for development of a 707,004
square foot warehouse distribution building within the Gateway North Business Center.
The subject site is Outlot A, Gateway North 2nd Addition located east of TH 101 and
south of CSAH 37 abutting Queens Avenue. A preliminary plat and PUD -CUP was
approved for Gateway North on 12 June 2006 and establishes that each phase of the
development is to be processed subject to site and building plan review and final plat
approval. The applicant is also requesting vacation of existing drainage and utility
easements final platted with the Gateway North Final Plat. The Planning Commission
will consider these applications at a public hearing noticed for the regular meeting on 16
June 2014.
Exhibits:
A. Site Location
B. Gateway North Master Plan (current and revised)
C.
Existing Conditions
D.
Site Plan (3 sheets)
E.
Grading Plan (3 sheets)
F.
Utility Plan (3 sheets)
G.
Landscape Plan (4 sheets)
H.
Exterior Elevations
J.
Final plat (2 sheets)
ANALYSIS
Comprehensive Plan. The 2012 Comprehensive Plan guides the subject site for
industrial land uses within the east sewer district. The proposed land use is consistent
with this designation and the City has adequate utility capacity available at the subject
site to provide services.
Zoning. The subject site is zoned 1-2, General Industrial District. Warehousing and
distribution centers are a permitted use within the 1-2 District.
Environmental Review. An Alternative Urban Area Review (AUAR) was prepared
with the review of the initial Gateway North application and the scope of this study
included overall master plan. The City Council adopted the AUAR on 7 August 2006
finding that the proposed project did not have potential for significant environmental
effects. The current site and building plans are consistent with the intensity of
development anticipated for this portion of Gateway North reviewed as part of the AUAR
and this application requires no additional environmental review.
Phasing Plan. The applicant is proposing to construct the proposed 707,004 square
foot building in two phases. The Phase 1 building will be 485,804 square feet in area.
Phase 2 involves an expansion of the proposed building 550 feet to the south adding
221,200 square feet of floor area. The applications are being reviewed based on the
planned build out of the Phase 2 structure with considerations as to site development
work and improvements based on the phasing plan.
Building Exterior Finish. Architectural plans for the Phase 1 building have been
submitted. The design of the proposed building is consistent with that of Gateway North
Buildings 1 and 6 and consists of precast concrete panels with an exposed aggregate or
ribbed finish on all four sides of the structure. The exterior finish schedule indicates the
exterior precast surfaces will have an exposed aggregate finish with one main color
(grey cement with exposed aggregate) and one accent color at main entrance panels
(grey cement with 5% color and exposed aggregate).
The proposed exterior materials comply with the requirements for the 1-2 District except
that Section 20-17-4.B.1.b(3) of the Zoning Ordinance specifies the panels must be
integral color. The developer must specify that the exterior walls are not to be painted
and that the grey is an added integral color. The Phase 2 expansion of the proposed
building will be required to match the exterior appearance of the Phase 1 structure
including exterior material, texture and color as a condition of approval. Subject to
compliance with this stipulation, a separate future site and building plan review
application will not be required for the Phase 2 expansion.
Building Height. Buildings within the 1-2 District are allowed a maximum height of 35
feet. The height of the proposed building from finished floor to the top of the roof is
36.75 feet. There is a 1.75 foot parapet surrounding roof allowed by Section 20-17-3.A
of the Zoning Ordinance. The proposed height of the building, which is the same as
that of Building 5, complies with the height allowances of the 1-2 District.
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Lot Requirements. The 1-2 District requires a minimum lot area of two acres and
minimum width measured at the front yard setback line of 200 feet. The Final Plat
identifies a proposed lot for Phase 1 of 21.44 acres and the lot is 1,510 feet wide (north
to south). Building coverage is also limited to 50 percent of the lot area. The
proposed 485,804 square foot Phase 1 building will cover 52.0 percent of the lot area.
City staff is recommending that the final plat be revised to include the Phase 2 building
site as part of Lot 1, Block 1. The total lot area for Phase 1 and Phase 2 is 30.24 acres
with building coverage of 53.7%.
Setbacks. The following setbacks are applicable to the subject site within the 1-2
District and the proposed building and parking areas shown on the site plan comply.
Access. The subject site is proposed to have three accesses to Queens Avenue, with
the north driveway shared by easement with Lot 1, Block 1 Gateway North 3rd Addition
(Building 6). Queens Avenue is designated as a Commercial/Industrial Collector Street
by the 2012 Comprehensive Plan. Access spacing to collector streets is required to be
a minimum of 500 feet apart in accordance with Section 21-7-7.N of the Subdivision
Ordinance and all of the proposed driveways comply. The width of the driveways is 26
feet and adequate to allow semi tractor -trailer turning movements to and from Queens
Avenue. Note that the elevation changes within the site not allow driveway connections
to future buildings to the south) Construction of Queens Avenue occurred with the initial
platting of Gateway North and the development was assessed so no collector street
fees are due with this final plat.
Off -Street Parking/Loading. All off street parking and loading areas are paved with
either asphalt or concrete surfaces and perimeter concrete curb is provided in
accordance with Section 20-21-4 of the Zoning Ordinance. Section 20-21-9 of the
Zoning Ordinance establishes the following calculation for the number of required off
street parking stalls:
Use Area
Principal Building
Parkin
Office 5,750sf.
TH 101
North South/
East
Wetland
TH101 Perimeter Interior
Required
30ft.
20ft. Oft.
40ft.
15ft. 5ft. Oft.
Proposed
50ft.
65ft. NA
NA
15ft. 12ft. NA
Access. The subject site is proposed to have three accesses to Queens Avenue, with
the north driveway shared by easement with Lot 1, Block 1 Gateway North 3rd Addition
(Building 6). Queens Avenue is designated as a Commercial/Industrial Collector Street
by the 2012 Comprehensive Plan. Access spacing to collector streets is required to be
a minimum of 500 feet apart in accordance with Section 21-7-7.N of the Subdivision
Ordinance and all of the proposed driveways comply. The width of the driveways is 26
feet and adequate to allow semi tractor -trailer turning movements to and from Queens
Avenue. Note that the elevation changes within the site not allow driveway connections
to future buildings to the south) Construction of Queens Avenue occurred with the initial
platting of Gateway North and the development was assessed so no collector street
fees are due with this final plat.
Off -Street Parking/Loading. All off street parking and loading areas are paved with
either asphalt or concrete surfaces and perimeter concrete curb is provided in
accordance with Section 20-21-4 of the Zoning Ordinance. Section 20-21-9 of the
Zoning Ordinance establishes the following calculation for the number of required off
street parking stalls:
Use Area
Requirement
(based on net sf)
Required
Stalls
Office 5,750sf.
3 + 1 stall per 200sf.
26
Warehouse
Phase 1 480,054sf.
1 stall / 1,000sf.
432
Phase 2 221,100sf.
199
Total 707,004sf.
657
The site plan for the Phase 1 building provides 63 parking stalls for passenger vehicles
(dimensioned at 9 feet by 18 feet with two foot overhang) and storage for 52 semi-
trailers and 88 truck docks. The Phase 1 site plan also provides 113 proof -of -parking
stalls along the south and west side of the building. The cumulative total of these stalls
is 316 stalls (which would need to be configured dependent upon building occupancy
and use) and will be adequate based on the use. The Phase 2 expansion would add 74
passenger vehicle stalls and 34 loading docks plus 199 proof -of -parking stalls. The
development agreement will include provisions enabling the City to require the of the
proof -of -parking stalls as shown on the site plan for Phases 1 and/or 2 to be constructed
in the future if such a need is determined.
Snow Storage. Section 20-21-4.H.17 of the Zoning Ordinance requires that a plan for
snow storage be developed for the subject site so that required parking stalls are not
utilized for this purpose. City staff and the developer have discussed that snow would
be removed from the off-street parking stalls, trailer storage and loading areas and
deposited into the stormwater basins to the north and east of Building 5 as necessary to
maintain the site.
Landscape Plan. The developer has submitted landscape plans showing tree
plantings at the perimeter of the subject site and also plantings at the base of the north,
west and south wall of the proposed 704,906 square foot building with additional
landscaping along the driveway to Queens Avenue and surrounding the stormwater
basin within Outlot C. The landscape plan is divided into two phases consistent with the
planned construction of the building. The area where the Phase 2 expansion will be
added in the future is proposed to be seeded as an interim measure. Sodded areas
within Phase 1 will require installation of irrigation in accordance with Section 5-7-3.B.4
of the City Code. The landscape plan is primarily for aesthetic purposes as the majority
of the loading area and trailer storage on the east side of Building 5 will be screened
from view of Queens Avenue by Building 6. The proposed type and size of the
plantings are consistent with the requirements of Section 20-16-7.0 of the Zoning
Ordinance and appropriate for the subject site.
Exterior Lighting. The developer has not submitted plans showing proposed exterior
lighting of the subject site. Section 20-16-10 of the Zoning Ordinance establishes
performance standards for exterior lighting limiting light cast to the property line abutting
a public street to 1.0 foot-candle and at interior property line to 0.4 foot-candle. All
exterior light fixtures must have a 90 degree horizontal cut-off and comply with the
height limits established by Section 20-16-10.C.4 of the Zoning Ordinance. The
developer must submit a photometric lighting plan indicating the type, location and
height of all exterior light sources for review and approval by the Zoning Administrator.
Signs. No plans for signs have been submitted for the proposed development. All
signs must comply with Section 37 of the Zoning Ordinance and require issuance of a
sign permit prior to placement upon the property. Sign permits are subject to review
and approval by the Zoning Administrator.
Trash Storage. Exterior storage of any waste or recycling containers must be within a
secured enclosure in accordance with the requirements of Section 20-16-15.B of the
Zoning Ordinance. The applicant indicates that trash handling for the proposed building
will be handled internally.
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Grading Plan. Outlot A, Gateway North was mass graded as part of the initial
development of the subject site and included establishment of stormwater basins as
well as wetland buffer and mitigation areas, which is an on-going process. The
developer has submitted a grading plan for development of Building 5 that includes
updates to the overall grading plan for the subject site based on the proposed changes
to the master plan and changes in State mandated stormwater management rules.
The grading plan includes additional retaining walls along the north side of the site and
extending south along the west site of the site abutting TH 101. The grading plan,
retailing wall and erosion control plans are subject to review and approval of the City
Engineer. There is no stormwater impact charge applicable to the subject site in
conjunction with the final plat.
The proposed 707,004 square foot building requires filling of existing wetlands and
wetland mitigation areas at the south end of the structure. The proposed wetland
impacts require issuance of a Wetland Impact Permit that is subject to review and
approval by a Wetlands Technical Evaluation Panel (TEP) consisting of representatives
from the City, Wright County, DNR and Army Corps of Engineers. The applicant has
made application for the Wetland Impact Permit, which is being processed and a
decision pending. The TEP panel is likely to require mitigation for the wetland impacts
be provided in the form of purchasing wetland bank credits versus mitigation on site.
The proposed Phase 1 building has no impacts to existing wetland or wetland mitigation
areas. Upon approval of the Wetland Impact Permit, the applicant would intend to
prepare the subject site for the Phase 2 expansion of the building to 707,004 square
feet.
Utility Plan. The developer has submitted plans for connection of the proposed
building to the City's sanitary sewer and water utilities and stormwater system. The City
maintains three existing sanitary sewer forcemains through the subject site between TH
101 and Queens Avenue aligned with the right-of-way for 65th Street. The proposed
707,004 square foot building will overlay the existing City forcemains, which will be
allowed provided the forcemains are encased to allow access for future service or
replacement and adequate drainage and utility easements are provided to
accommodate such access. The utility plans are subject to review and approval by the
City Engineer.
Chapter 6, Section 2 of the City Code establishes provisions for payment of utility
availability charges at the time of final plat approval and connection charges at the time
of building permit application. The development contract for Gateway North Building
6/Gateway North 3rd Addition provided that Building 5 would be charged four RECs
based on the revised Gateway North Master Plan approved with that project. However,
proposed Building 5 at 707,004 square feet is 307,004 square feet larger than the area
of the building identified on the current Master Plan dated January 13, 2014.
Modifications to the master plan would trigger review of applicable utility availability and
connection charges as to possible adjustments. City staff recommends that the
developer pay utility availability and connection charges for Phase 1 of Building 5 based
on four RECs. The method for calculating the additional utility availability and
connection charges for Phase 2 of Building 5 that will be charged at the time of
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application for a building permit will be determined by the City Council in accordance
with the development agreement for Gateway North.
The utility plan C6.01 and C6.02 illustrates the proposed fire hydrant locations and
building coverage limits. The utility plan showing the proposed location of fire hydrants
and fire access is subject to review and approval of the Fire Marshal.
Easements. The proposed final plat illustrates drainage and utility easements at the
perimeter of the proposed lot as well as overlying existing/proposed stormwater basins
and wetland restoration areas as required by Section 21-7-15 of the Subdivision
Ordinance. The application includes a request to vacate drainage and utility easements
established over the subject site with the initial Gateway North Final Plat to encompass
the original design of the stormwater basins and wetland preservation and restoration
areas. In that the easements would not continue to serve a public purpose upon
approval of the 4th Addition Final Plat that dedicates new drainage and utility easements
based on the current site design and grading plan, the easements may be vacated.
However, in that the proposed wetland fill remains subject to approval of the Wetland
TEP, the easement vacation will be conditioned upon issuance of the wetland permit.
All easements are subject to review and approval by the City Engineer.
65th Street Right -of -Way. Within the area of the proposed site there is existing MNDoT
right-of-way and prescriptive easements in favor of the City for former 65th Street, which
intersected TH 101 before the roadway was upgraded to a four lane highway. The
proposed 707,004 building is over the existing right-of-way and roadway easement.
The applicant is coordinating with MNDoT and the City Attorney on the turnback of the
MNDoT right-of-way from the State and release of the City's prescriptive easements
through a separate quiet title action. Until this action is complete, the applicant is
allowed to proceed with Phase 1 of the project and utilize the MNDoT right-of-way for
drive aisles and off-street parking. The City will allow the applicant to proceed at their
own risk with construction of the building within the roadway easement pending the
release of prescriptive easement.
Final Plat. The developer has submitted a final plat to subdivide the lot for Building 5
from Outlot A, Gateway North 2nd Addition. The final plat provides Lot 1, Block 1 for
development of the Phase 1 building and Outlot D for the completion of Phase 2 upon
issuance of the requested Wetland Impact Permit and release of the MNDoT right-of-
way and City roadway easements. In that the application for site and building plan
approval is based on the entire 707,004 square foot building, the final plat is to be
revised such that the area of Outlot D is combined as part of Lot 1, Block 1. The
proposed final plat is subject to review and approval by the City Engineer.
Park and Trail Dedication. The initial final plat approval for Gateway North satisfied
park and trail dedication requirements applicable to the entire development including
future phases and outlots. As such, no park and trail dedication is required for the
proposed Gateway North 4th Addition Final Plat.
0
Development Contract. The developer is required to enter into a development
agreement with the City as a condition of approval for the current applications to provide
for installation of required public and private improvements and payment of applicable
fees. The City Attorney will draft the development contract for review and approval by
the City Council concurrent with their action on the site and building plans, final plat and
easement vacation applications.
RECOMMENDATION
The site and building plans for the proposed 707,004 square foot Building 5 and final
plat of Gateway North 4th Addition is another significant progression in the buildout of
the Gateway North Business Park consistent with the City's economic development
goals and land use objectives outlined in the Comprehensive Plan. Moreover, the
proposed development complies with the requirements of the Zoning Ordinance and
Subdivision Ordinance. City staff recommends approval of the applications as outlined
below.
POSSIBLE ACTIONS
A. Motion to recommend City Council approval of Gateway North 4th Addition Final
Plat, site and building plans for Gateway North Building 5 and vacation of existing
drainage and utility easements subject to the following conditions:
The developer shall complete site and building improvements for Phases
1 and 2 in accordance with the submitted plans subject to any
modifications required as a condition of approval.
2. The exterior finish materials shall comply with Section 20-17-4.B.1.b(3) of
the Zoning Ordinance utilizing integral color. The Phase 2 exterior
materials shall be consistent with the Phase 1 building in terms of material
type, color and texture and shall not require separate application for site
and building plan application.
3. The development agreement shall include provisions enabling the City to
require construction of proof -of -parking stalls as may be required for
compliance with the Zoning Ordinance.
4. All turf grass and landscape plantings within Phase 1 shall require
installation of irrigation in accordance with Section 5-7-3.B.4 of the City
Code.
5. All signs must comply with Section 37 of the Zoning Ordinance and
require issuance of a sign permit prior to placement upon the property,
subject to review and approval by the Zoning Administrator.
7
6. All exterior lighting shall comply with Section 20-16-10 of the Zoning
Ordinance and the developer must submit a photometric lighting plan
indicating the type, location and height of all exterior light sources for
review and approval by the Zoning Administrator.
7. Exterior storage any waste or recycling containers other than a fully
enclosed trash compactor accessible from the interior of the building shall
be within a secured enclosure subject to the requirements of Section 20-
16-15.13 of the Zoning Ordinance.
8. The submitted grading plan, retailing wall, wetland management plan
issues and erosion control plans are subject to review and approval of the
City Engineer.
9. The proposed wetland impacts are subject to approval of a Wetland
Impact Permit and compliance with any stipulations or mitigation
requirements included in said approval.
10. The submitted utility plans are subject to review and approval by the City
Engineer.
11. The developer shall pay utility availability and connection charges for four
(4) RECs at the current fees in effect established by Section 2-4-2 of the
City Code for Phase 1 of the proposed building. Construction of Phase 2
of the proposed building shall require payment of additional utility
availability and connection charges at the time of application for a building
permit. The method for calculating the additional utility availability and
connection charges for Phase 2 of Building 5 will be determined by the
City Council in accordance with the development agreement for Gateway
North.
12. Fire hydrant locations and access shall be subject to review and approval
of the Fire Marshal and City staff.
13. All easements are subject to review and approval by the City Engineer.
14. Encroachment by building or site improvement upon the City roadway
easement for 65th Street prior to completion of a quiet title action shall be
at the developer's sole risk and responsibility as set forth in the
development agreement.
15. The final plat is subject to review and approval by the City Engineer and
shall be recorded with Wright County within one hundred (100) days of
City Council approval or turnback of MNDoT right-of-way and completion
of a quiet title action releasing the prescriptive roadway easements,
whichever occurs later.
16. The developer shall enter into a development agreement with the City to
provide for installation of required public and private improvements and
payment of applicable fees, subject to review by the City Attorney and
approval of the City Council.
B. Motion to deny the request based on a finding that the application does not
comply with the City Code.
C. Motion to table.
C. Lori Johnson, City Administrator
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Dale Emter, Duke Realty LTD
Mike Brandt, MFRA
0
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