Item 3.1 RL Carriers RVW1 Prel Plat (City_Engineers_Report) Review No. 1
ENGINEERING REVIEW
Residential Subdivision
Preliminary Plat
for the City of Otsego
by
Hakanson Anderson
Submitted to: Honorable Mayor and City Council
cc: Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Dan Licht, City Planner
Dave Kendall, City Attorney
Stan Richards, R+L Carriers, inc.
Joe Lovinelli and Matt Parks, Manhard Consulting, LTD
Reviewed by: Ronald J. Wagner, P.E.
Brent M. Larson, P.E.
Date: November 8, 2021
Proposed Development: R+L Carriers - Otsego
Development Location: A portions of the N ½ of the NE ¼ Section 35, T121, R23. South
of 70th Street and East of Queens Avenue
Applicant: Stan Richards, R+L Carriers, inc.
Developer: R+L Carriers, inc.
P.O. Box 800
600 Gillam Road
Wilmington, OH 45177
Owners of Record: Midwest Station II, inc.
Purpose: R+L Carriers is a proposed industrial development on approximately
46.8 acres in the City of Otsego, Wright County, Minnesota. The
proposed development will be served with municipal water, sanitary
sewer, storm sewer, and public streets typical of an urban setting.
Jurisdictional Agencies: City of Otsego, Wright County, Minnesota Department of
(but not limited to) Health, Minnesota Department of Natural Resources, Minnesota
Pollution Control Agency, Wright Soil and Water Conservation
District.
Permits Required: NPDES, Minnesota Department of Health (water),
(but not limited to) Minnesota Pollution Control Agency (sanitary sewer), and Wright
County
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TABLE OF CONTENTS
INFORMATION AVAILABLE
COVER SHEET
OVERALL
GEOMETRIC PLAN
GRADING PLAN
UTILITY PLAN
SOIL EROSION AND SEDIMENT CONTROL PLAN
FINAL PLAT
TRAFFIC MANAGEMENT COMMENTS
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATIONS
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INFORMATION AVAILABLE
Preliminary Plans for R+L Carriers, dated 10/14/2021, Manhard Consulting, LTD
Preliminary Plat for R+L Carriers, dated 10/22/2021, by Sunde Land Surveying
Additional Information
Minnesota Rules, Chapter 4410 – EAW Requirement
City of Otsego Engineering Manual
City of Otsego Zoning and Subdivision Ordinances
National Wetland Inventory Map
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COVER SHEET
1. No comments.
OVERALL
2. An additional easement shall be obtained from the property owner to the south of the
development for sanitary sewer access or reroute within City ROW.
GEOMETRIC PLAN
3. No comments.
GRADING PLAN
4. A 20’ wetland buffer shall be placed around all wetlands. The buffer must be entirely
with the outlots. Wetland buffer is considered a no mow zone to promote filtering of
runoff before it enters the wetland.
5. It appears a retaining wall is planned along the west end of the docks but is not indicated
on the plans. Please indicate if that is the case. Also, any retaining wall in excess or 4’
must be designed by a licensed MN professional engineer.
UTILITY PLAN
6. The watermain shall loop with existing 12” watermain stub located to the west of Quenroe
and just north of CSAH 38. This will negate the need for north water connection shown
on Queens Ave.
7. A 12” watermain stub shall be provided to the east property line.
8. A 20’ wide utility easement is required on the final plat over all water line and hydrants.
The City will own and maintain the watermain and hydrants.
9. All hydrants within the pavement shall be protected either by curb or bollards.
10. Watermain shall be constructed to minimize length by relocating closer to hydrants.
11. Elevations of sanitary sewer lines is required at each MH.
12. A profile of all utility lines (water, sanitary, and storm sewer) is required to ensure proper
coverage, slope, and to review potential conflicts.
13. The two center flared end sections at the east end of the parking lot are not necessary as
they projected into a hill. The northern flared end section can be shortened to match the
proposed contours.
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SOIL EROSION AND SEDIMENT CONTROL PLAN
14. Normal Water Level and High Water Level elevations shall be provided for all wetlands.
FINAL PLAT
15. 65 feet of right of way “ROW” from centerline shall be provided along 70th Street NE
“CSAH 38”.
16. The county road north of the property is CSAH 38.
17. Watermain easement shall be provided.
TRAFFIC MANAGEMENT COMMENTS
18. From a traffic stand point – Queens Ave is a two-lane street with a continuous left turn
lane for much of the industrial guided or zoned area and was constructed with industrial
type traffic projected out for 20 years. The existing traffic levels (2016) are 1050 per day
at the north end and 1450 at the south end. A two lane with continuous left turn lane can
handle up to 15000 and 17500 vehicle per day before falling below LOS D and a single
lane can handle up to 1900 vph during peak and currently the amount would be less than
150 vph during peak.
During design of Queens Avenue, guided land uses were used to determine full
development traffic. Queens Ave was anticipated to handle up to 9744 industrial vehicles
(not all trucks – this is mostly passenger type vehicles going to and from work) and 2300
from residential uses or 12044 vehicles per day at full build out. Actual resultant numbers
seem to indicate the existing uses are generating less than anticipated. In fact, some land
guided as industrial has been platted as single family residential (Harvest Run). The
higher number on design is due to using a general industrial number that included the
potential for manufacturing while actual use has been primarily distribution warehouse.
CSAH 36 and CSAH 38 are the primary outlets for Queens Ave and those are County
Highways. They are designed and constructed with regional traffic levels in mind. As
levels of traffic increase Wright County will need to accommodate the additional traffic,
but the level the existing County highways can handle is not close to being breached as
east of TH101 CSAH 38 is 1150 vehicles per day and CSAH 36 east of is 2200 vehicles
per day for 2016. Those highways can be anticipated to handle up to 15000 vpd with
dedicated left turn and right turn lanes.
19. R+L Carriers planned use is an office (4000 sq ft) and ultimate warehouse (90,000 sq ft).
Those uses would be anticipated to generate a combined total of 367 vehicles per day
according to ITE 9th Edition (a mix of trucks and passenger vehicles). The same area, if
it were single family homes, would be anticipated to generate approximately 660 vehicles
per day (primarily passenger vehicles). Peaks generated by single family would also be
much higher as industrial is spread out throughout the work day.
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OTHER CONSIDERATIONS
20. Wetland Determination is in process.
21. A Storm Water Management Report has been submitted and we will review and comment
separately.
22. Please submit a Geotechnical Report for review.
SUMMARY AND/OR RECOMMENDATION
We recommend approval contingent upon the above items being addressed.