Item 3.1 KwikTrip-CUP3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
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PLANNING REPORT
TO: Otsego Planning Commission
FROM: D.Daniel Licht, AICP
REPORT DATE: 3 February 2022
60‐DAY DATE: 4 March 2022
RE: Otsego – Kwik Trip #1204
TPC FILE:101.02
BACKGROUND
Kwik Trip, Inc. has submitted plans for development of a 9,126 square foot convenience store
with 10 motor fuel pumps and a single lane car wash on Lot 1, Block 28, Parrish Meadows. The
subject site is located at the northwest corner of Parrish Avenue (CSAH 42) and 87th Street. The
proposed development requires consideration of an application for a conditional use permit to
allow the motor fuel station and car wash. A public hearing to consider the application has
been noticed for the Planning Commission meeting on 7 February 2022.
Exhibits:
Site Location Map
Applicant letter dated September 27, 2021
Building elevations
Canopy elevations
Civil Plan set dated 12/17/21 (14 sheets)
Turning movement diagram
Signage Plans dated 2021‐09‐15 (8 sheets)
Item 3.1
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ANALYSIS
Use. The 2012 Comprehensive Plan guides the subject site for commercial land uses as part of
the area surrounding the 90th Street (CSAH 39) and Parrish Avenue (CSAH 42) intersection
defined as the primary commercial development area within the City. The subject site is zoned
B‐3, General Business District. Motor fuel stations and drive through car washes are allowed in
the B‐3 District as a conditional use. The retail store component of the proposed development
is allowed as a permitted use. The policies of the 2012 Comprehensive Plan direct that
individual development proposals are to be analyzed on an individual basis from a physical,
economic, and social standpoint within the context of the entire community to determine
appropriate uses.
The proposed use would be the third
motor fuel station and second with a
car wash within a one‐half mile radius
of the 90th Street (CSAH 39) and
Parrish Avenue (CSAH 42) intersection.
The 2012 Comprehensive Plan
includes a policy that development of
one quadrant of a street intersection
shall not indicate or dictate
commercial use of the remaining
quadrants. Within the criteria
established for evaluation of a
conditional use permit, the Planning
Commission may consider if
development of a third motor fuel
station and car wash within the area
of the 90th Street (CSAH 39) and
Parrish Avenue (CSAH 42) intersection
is inconsistent with the land use
policies of the 2012 Comprehensive
Plan to encourage provision of a
balanced variety of development
types while preventing an oversupply
of any one type of development.
Surrounding Area. The table below summarizes the existing and planned land uses in the area
surrounding the 90th Street (CSAH 39) and Parrish Avenue (CSAH 42) intersection, which
includes the subject site. The subject site is located at the intersection of Parrish Avenue (CSAH
42) and 87th Street with commercial uses existing or planned for all four corners. The subject
site serves as a transition from the commercial uses planned adjacent to Parrish Avenue (CSAH
42) to the Parrish Meadows townhouse dwellings being constructed to the west.
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Direction Land Use Plan Zoning Map Existing Use
North Commercial B‐3 District
R‐7 District
PUD District
Coborn’s
Dunkin/dentist
Undeveloped
Parkview Grand Apartments
Retail
Eye clinic/retail/restaurant
East Commercial PUD Districts
B‐3 District
Bank
Undeveloped
Super Target
Bank
Holiday
South Commercial B‐3 District
A‐1 District
Undeveloped
Farmstead
West Residential R‐6 District Parrish Meadows townhomes
The 2012 Comprehensive Plan states that new development is to avoid exposure of residential
development to adverse environmental impacts, including noise, air, and visual pollution
through construction, site planning, or other techniques. The proposed site plan is oriented
with the back of the principal building to Parrish Avenue (CSAH 42) with the front entry, fuel
canopy, and majority of internal traffic movements west of the principal building in closer
proximity to the Parrish Meadows townhomes to the west. Potential negative noise and visual
pollution impacts to the adjacent residential uses would be minimized by providing a site plan
that faces the principal building to the east with the canopy and majority of traffic movements
within the site to the east of the principal building.
It is recognized that the motor fuel islands at the Coborn’s site to the north are directly across
from the Parkview Grand apartments to the south. The Coborn’s and Parkview Grand lots were
both preliminary platted as part of the Parkview Retail subdivision and the findings rezoning the
lots for commercial and high‐density residential uses acknowledged that the future apartment
use would be developed within a planned commercial area. In that the Coborn’s site was
approved prior to the plans for Parkview Grand the potential impacts were understood. The
site plans for the respective sites also minimize exposure between the two uses to the extent
possible with the majority of the Coborn’s traffic oriented to the east of the principal building
and the Parkview Grand building having a narrow profile to 87th Street facing the Coborn’s lot.
Building Materials. Section 11‐77‐6.H.3 of the Zoning Ordinance requires that the principal
building and canopy columns are to have essentially the same or a coordinated harmonious
finish treatment that shall comply with Section 11‐17‐4.D.1.a of the Zoning Ordinance. The
exterior finish requirements for the principal building and canopy outlined in Section 11‐17‐
4.D.1.a of the Zoning Ordinance specify a minimum of 65 percent masonry materials and glass.
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Elevation plans for the exterior of the proposed convenience store and car wash building have
been submitted identifying exterior finish materials consisting of brick cladding, stucco accents,
glass windows and doors, and a standing seam metal room. The proposed exterior materials of
the principal building comply with the requirements of the Zoning Ordinance.
There is a canopy to be provided over the fuel pump islands. The color of the canopy facing is
the same as that used on the principal building facia. As required by Section 11‐77‐6.H.3 of the
Zoning Ordinance, the canopy columns must be provided with the same brick cladding as used
for the principal building.
Building Height. Principal buildings within the B‐3 District may be up to 35 feet in height as set
forth by Section 11‐77‐8.A of the Zoning Ordinance. The proposed principal building is one
story and 24 feet in height within limits established by the Zoning Ordinance. Section 11‐77‐
6.H.4.b of the Zoning Ordinance specifies that the height of the canopy is not to exceed 18 feet
in eight with a minimum of 14 feet of clearance provided beneath the structure. The canopy
height is identified as 15.5 feet with 14 feet of clearance, which complies with the Zoning
Ordinance.
Hours. Section 11‐77‐6.H.2 of the Zoning Ordinance limits hours of operation for the proposed
motor fuel station to 5:00AM to 12:00AM. The developer is requesting allowance for 24‐hour
operation of the facility. However, based on the proximity of the subject site to the Parrish
Meadows townhouses to the west and the orientation of the site plan exposing the residential
uses to potential noise and visual impacts, City staff recommends that the hours of operation
not be extended. Furthermore, it is recommended that operation of the car wash facility be
limited to 7:00AM to 10:00PM corresponding to Minnesota Pollution Control Agency defined
nighttime hours to avoid potential noise impacts as established by Section 11‐77‐6.A.11 of the
Zoning Ordinance related to operation of the dryer equipment with the exit door open.
Lot Requirements. Section 11‐77‐7.A of the Zoning Ordinance requires that lots within the B‐3
District be a minimum of one acre in area. The minimum lot width required within the B‐3
District by Section 11‐77‐7.B of the Zoning Ordinance is 200 feet. The subject site is 2.79 acres
(121,704 square feet) in area and is 275 feet wide measured at the front setback line along
Parrish Avenue (CSAH 42). The lot complies with the minimum area and width requirements of
the Zoning Ordinance.
Setbacks. The table below summarizes the setback requirements of the subject site as applied
to the proposed site plan indicating that the principal building complies with required minimum
setbacks.
Parrish
Ave.
87th St. Parkview
Ave.
North
Required 30ft. 30ft. 30ft. 10ft.
Proposed 72.4ft. 99.4ft. 244.7ft. 82.2ft.
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Section 11‐77‐6.H.4.b of the Zoning Ordinance requires that the edge of the canopy be set back
a minimum of twenty feet from front and side lot lines. The location of the canopy exceeds
these minimum setback requirements.
Section 11‐21‐5.B of the Zoning Ordinance requires that off‐street parking areas be setback a
minimum of 15 feet from rights‐of‐way and five feet from interior side lot lines (abutting
commercially zoned properties). The site plan indicates that the off‐street parking area is
setback 14.5 feet from the lot line abutting 87th Street and must be revised to 15 feet. All other
off‐street parking areas comply with the minimum setback requirements.
Access. The subject site abuts Parrish Avenue (CSAH 42), 87th Street, and Parkview Avenue.
Parrish Avenue (CSAH 42) is designated by the Transportation Plan as a minor arterial street
under Wright County jurisdiction, which is not allowing an access. Parkview Avenue and 87th
Street are local commercial streets, with 87th Street having a center median to control traffic
approaching the intersection with Parrish Avenue (CSAH 42).
A right‐in access from 87th Street is shown on the site plan, which will avoid causing congestion
backing into the Parrish Avenue (CSAH 42) intersection and crossing maneuvers by vehicles
exiting the subject site to turn left onto Parkview Avenue. A full access to the subject site is
provided on Parkview Avenue aligned with Park Avenue to the west into the Parrish Meadows
townhome neighborhood. The proposed accesses are spaced more than 50 feet from other
driveways or street intersections as required by Section 11‐21‐6.B of the Zoning Ordinance. The
developer has submitted a diagram illustrating turning movements for semi‐tractor trailers
accessing the subject site.
Based on the site plan, all of the semi‐tractor trailer traffic will utilize the access on Parkview
Avenue. The site plan places the fuel storage tank access on the north side of the site and the
building plan and site plan have a designated loading area on the north side of the principal
building. Both fuel and store delivery vehicles will be required to perform backing maneuvers
within the site to access the fuel and store loading area. The need for these backing
maneuvers creates potential for traffic conflict and congestion between delivery vehicles and
patron vehicles within the site. The backing maneuvers also cause additional noise in the form
of mandated warning beepers. The use only of the Parkview Avenue access for all semi‐
tractor/trailer deliveries and need for backing maneuvers within the site creates undesirable
noise impacts incompatible with the Parrish Meadows townhomes to the west
Off‐Street Parking. The table below illustrates the calculation of required off‐street parking:
Use Required Gross
Area
Net Area Required
Stalls
C‐Store Retail 1 stall/250sf. 9,126sf. 8,214sf. 33
Fuel 4 stalls ‐‐ ‐‐ 4
Car Wash None ‐‐ ‐‐ ‐‐
Total 37
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The site plan provides 39 passenger vehicle parking spaces plus 20 spaces at the fuel islands
exceeding the requirements of Section 11‐21‐8 of the Zoning Ordinance. The dimensions for all
of the vehicle and semi‐tractor/trailer parking stalls also comply with the requirements of
Section 11‐21‐B the Zoning Ordinance and the parking area and driveways are to be surfaced
with bituminous material and surrounded by perimeter concrete curb as required by Section
11‐21‐7.C and D the Zoning Ordinance.
Pedestrian Access. There is a trail to be constructed along Parrish Avenue (CSAH 42) and
sidewalks along 87th Street and Parkview Avenue abutting the subject site that provide
pedestrian access to the convenience store.
There is a sidewalk from 87th Street to the sidewalk at the southwest corner of the building.
We recommend that an additional sidewalk be constructed along the north side of the subject
site between Parrish Avenue and Parkview Avenue with a crossing to the sidewalk at the front
side of the building.
The sidewalk on the north and south sides of the principal building are to be a minimum of
five feet wide and clear of any obstacle or impediment, which may be reduced to a minimum of
three feet wide and clear of any obstacle or impediment when segregated from parking or drive
aisles by a physical barrier that prevents vehicles from overhanging the pedestrian sidewalk.
There are concrete bollards shown at the outside of the sidewalk to prevent vehicles from
overhanging the sidewalk. The section of the sidewalk in between the west vestibule to the
store and the concrete bollards must be widened to three feet.
Fuel Islands. There are five fuel islands each with two pumps (with service to each side) shown
on the site Plan. Section 11‐77‐6.H.6 of the Zoning Ordinance requires that fuel pumps be:
Set back a minimum of 30 feet from any property line.
Elevated on islands six inches above the drive aisle surface.
Have a minimum setback of 24 feet between the curb face of the pump islands.
The fuel islands comply with the perimeter setback requirement. A detail must be added to the
plans specifying the fuel pumps are raised a minimum of six feet above the drive aisle surface.
The distance between the fuel islands is shown on the site plan to be 21.5 feet, which must be
revised to a minimum of 24 feet.
Car Wash Stacking. Section 11‐77‐6.A.2 of the Zoning Ordinance establishes performance that
car washes must provide magazine space to accommodate an appropriate number of vehicles.
The car wash functions as a drive through with the entrance on the north and exit on the south
side of the principal building. The site plan provides for approximately 210 feet of magazine
space from the car wash entry door along the perimeter east and north perimeter curb and
around the designated loading area sufficient for 10 vehicles. Additional vehicles could be
stacked west along the north curb line without interfering with site circulation. Access and
magazine space for the car was is adequate.
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Outside Sales/Services. Outdoor sale and service uses shown on the site plan and architectural
elevations are regulated by Section 11‐77‐6.H.10 of the Zoning Ordinance. The outdoor sales
areas between the fuel pump islands and the ice chests on the north and west sides of the
building shown on the submitted plans comply with the location and area limits established by
the Zoning Ordinance. There is a vacuum station shown at the southeast corner of the subject
site that does not comply with the principal building setback of 30 feet required by Section 11‐
77‐6.H.10.b of the Zoning Ordinance that must be relocated. The height of the sales displays
under the fuel canopy will be limited to three feet in accordance with Section 11‐77‐
6.10.c(2)(A) of the Zoning Ordinance.
Landscaping. Section 11‐77‐6.H.5 of the Zoning Ordinance requires that a minimum of 25
percent of the lot remain as a landscaped area including turf grass, trees, shrubbery, plantings,
or fencing. The site plan indicates that 44 percent of the subject site is to be landscape
exceeding the minimum area required by the Zoning Ordinance. The submitted plans include a
landscape plan for the subject site.
The preliminary plat/PUD‐CUP approval
for Parrish Meadows also included a
landscape plan for the subject site that
provided buffer yard plantings in the
yard along Parkview Avenue to screen
future development of the subject site
from the townhouse dwellings to the
west. The preliminary plat/PUD‐CUP
provided for a larger quantify of
plantings in a denser arrangement that
proposed by the developer’s landscape
plan. We recommend that the
proposed landscape plan be revised to
be more consistent along Parkview
Avenue with the preliminary plat/PUD‐
CUP landscape plan.
The balance of the proposed landscape plan provides for a variety of trees and shrubs at the
perimeter of the subject site. We recommend that additional deciduous shade or ornamental
trees be provided along Parrish Avenue (CSAH 42) to fill the gap east of the stormwater basis.
The types and sizes of proposed plantings comply with the requirements of Section 11‐21‐2.B of
the Zoning Ordinance. The landscape plan details that an irrigation system is to be provided as
required by Section 5‐2‐3.C.2 of the City Code.
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Signs. Section 11‐37‐5.C of the Zoning Ordinance establishes sign allowances for uses within
the B‐3 District. The total area of all signs may not exceed 15 percent of the area of the building
walls facing up to two streets. Based on the frontage to 87th Street and either Parrish Avenue
or Parkview Avenue, the maximum allowed signage area is 472 square feet. The area of all of
the signs proposed is less than 472 square feet.
One free standing sign not to exceed 100 feet in area, 20 feet in height, and setback a minimum
of 10 feet from property lines is allowed. The submitted sign plan indicates there is to be one
freestanding sign at the southeast corner of the lot adjacent to the Parrish Avenue (CSAH 42)
and 87th Street intersection that is to be 69 square feet in area with a height of 20 feet. The site
plan shows that the sign is setback more than 10 feet from property lines.
Individual wall signs up to 100 square feet in area may be installed on two building elevations
facing public streets. Section 11‐77‐6.H.12.b allows that signs may installed on a canopy in lieu
of any signs mounted on the principal structure elevation facing the yard in which the canopy is
located provided that the area of the canopy mounted sign(s) does not exceed more than
twenty percent (20%) of the area of the canopy elevation. The submitted sign plan identifies
wall signs installed on four sides of the principal building, as well as on the north, west, and
south sides of the canopy facia. The City has allowed as part of the motor fuel store conditional
use permit signs to be installed on more than two elevations when abutting more than two
public streets to ensure business identification. However, the number of signs proposed on
the building and canopy is excessive and not consistent with the intent of the Zoning
Ordinance. We recommend that all of the signs be removed from the west and south elevation
of the fuel canopy given corresponding walls signs. The sign on the north elevation of the fuel
canopy is also to be removed as it does not directly face to a public right‐of‐way. All of the
proposed wall signs are less than 100 square feet in area.
Exterior Lighting. The submitted plans include a photometric plan illustrating the intensity of
the exterior lighting within the subject site. The location of the exterior light fixtures cast less
than 0.4‐foot candles of illumination at the property lines, which complies with Section 11‐16‐
6.C.1 of the Zoning Ordinance. The illustration of the fixtures indicates that all fixtures will have
a 90‐degree horizontal shield as required by Section 11‐16‐6.C.3.a of the Zoning Ordinance.
Free standing fixtures are to be mounted on a concrete base with a height of 15 feet within the
25 feet allowed by Section 11‐16‐6.C.4 of the Zoning Ordinance. It specified on the submitted
plans that the red banding on the principal building and canopy are not illuminated in
accordance with Section 11‐16‐6.C.3.b and Section 11‐77‐6.H.11.c of the Zoning Ordinance.
Waste/Recycling. The site plan and architectural elevations illustrate a trash enclosure at the
northeast corner of the principal building for storage of waste and recycling containers. The
design and construction of the enclosure must be further detailed to verify compliance with
Section 11‐18‐4.C of the Zoning Ordinance.
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Stormwater Management. The developer has submitted plans for grading, drainage and
erosion control for the proposed development. All grading, drainage, and erosion control
issues are subject to review and approval of the City Engineer.
Utilities. The developer has submitted plans for connection of sewer and water utilities, to be
subject to review and approval of the City Engineer. Payment of utility connection charges will
be due at the time a building permit is issued for the proposed development.
Easements. Drainage and utility easements were established at the perimeter of the lot at the
time it was final platted. The need for additional drainage and utility easements to be
dedicated by document to overlay City utilities or stormwater facilities is subject to review and
approval of the City Engineer.
SIPA. Section 11‐4‐7 of the Zoning Ordinate states upon approval of a conditional use permit
the City shall be provided, with a performance security as approved by the City Attorney prior
to the issuing of building permits or initiation of work on the proposed improvements to
guarantee conformance and compliance with the conditions of the conditional use permit and
the ordinances of the City. The developer is required to enter into a Site Improvement
Performance Agreement with the City to provide for payment of fees, posting of security, and
ensure completion of the improvements as approved. The SIPA is to be drafted by the City
Attorney and is subject to approval of the City Council.
Criteria. Applications for a conditional use permit are to be evaluated by the Planning
Commission based upon, but not limited to, the criteria established by Section 11‐4‐2.F of the
Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: The following policies of the 2012 Comprehensive Plan are relevant in
consideration of the proposed use and must be interpreted by the Planning Commission
as to whether the proposed use is consistent with the City’s objectives:
Encourage provision of a balanced variety of development types to satisfy the
needs, desires and income levels of all people while preventing an oversupply of
any one type of development. (Page 19)
Accomplish transitions between different land uses in an orderly manner that so
as not to create negative impacts on adjoining developments; changes in types of
land use shall occur either at mid‐block points, so that similar uses front on the
same street, or at borders of areas separated by physical barriers. (Page 19)
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Regulate incompatible land uses so that conflicts are minimized through the use
of physical barriers (i.e., topography, drainageways, transportation routes, etc.),
distance, screening, or proper physical orientation of lots and buildings. (Page 19)
Analyze all development proposals shall be an individual basis from a physical,
economic and social standpoint within the context of the entire community to
determine appropriate uses. (Page 20)
Avoid exposure of residential development from adverse environmental impacts,
including noise, air, and visual pollution and new development shall be prohibited
in areas where noise and/or pollution exceed accepted standards and the
negative impacts are not correctable by construction, site planning or other
techniques. (Page 22)
Develop commercial nodes as cohesive, highly interrelated units with adequate
off‐street parking and appropriate regulated points of access. (Page 25)
Development of one quadrant of a street intersection shall not indicate or dictate
commercial use of the remaining quadrants. (Page 25)
The intrusion of commercial land uses in residential districts shall be regulated
and controlled to minimize adverse impacts. An orderly transition between the
highway commercial areas and low‐density residential neighborhoods shall be
established through the introduction of higher density residential uses. All
commercial uses shall be adequately screened or buffered from any adjacent
residential development. (Page 26)
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is a transitional location between the Parrish Avenue (CSAH
42) commercial corridor and residential uses to the west. The site plan orienting the
major activity around the fuel islands within the site west of the principal building,
requiring fuel and store delivery vehicles to utilize only the site access closest to adjacent
residential neighborhoods to both enter and exit the site, and requiring backing
maneuvers for fuel and store delivery vehicles will create noise and visual pollution for
surrounding uses that are not mitigated through the site design and construction
techniques.
3. The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
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Comment: The submitted plans must be revised to comply with provisions of the Zoning
Ordinance. Non‐compliance with the requirements of the Zoning Ordinance may be the
basis for denial of an application or may be addressed as conditions of approval at the
discretion of the City.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The subject site is accessed via Parrish Avenue (CSAH 42) designated as a
minor arterial street and 87th Street and Parkview Avenue designated as local
commercial streets by the 2012 Comprehensive Plan (as amended). These streets are
improved roadways with adequate capacity to accommodate traffic generated by the
proposed use.
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 within the East Sewer District where the City has provided
for construction of infrastructure and provision of City services to accommodate planned
development. The proposed use will not overburden the City’s service capacity.
RECOMMENDATION
Development of convenience stores with motor fuel and car wash uses is allowed by
conditional use permit to ensure consistency with the goals and policies of the 2012
Comprehensive Plan and compatibility within the surrounding area that minimizes potential
impacts related to traffic congestion and noise, air, and visual pollution. The proposed
development is challenged to satisfy these criteria based on the transitional character of the
subject site to the Parrish Meadows townhouse neighborhood, existing established motor fuel
station/car wash uses within this commercial area, and a site design that increases, rather than
minimizes potential impacts.
POSSIBLE ACTIONS
A. Motion to recommend approval of a conditional use permit for Kwik Trip #1204, subject
to the following conditions:
1. The site plan shall be revised subject to review and approval of the Zoning
Administrator to:
a. Locate the fuel canopy east of the principal building in the yard facing
Parrish Avenue (CSAH 42).
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b. Eliminate the need for fuel and store delivery vehicles to perform backing
maneuvers to access and circulate within the site.
c. Set back the off‐street parking area a minimum of 15 feet from the 87th
Street right‐of‐way.
d. Construct a sidewalk along the north side of the subject site between
Parrish Avenue and Parkview Avenue with a crossing to the sidewalk at the
west side of the building.
e. Expand the section of the sidewalk in between the west vestibule to the
store and the concrete bollards to a minimum of three feet.
f. Detail that the fuel pumps are elevated on islands six inches above the
drive aisle surface.
g. Provide a minimum setback of 24 feet between the curb face of the pump
islands.
h. Relocate the vacuum service area to be setback 30 feet from public rights‐
of‐way and 10 feet from interior lot lines.
3. Hours:
a. The motor fuel station shall operate only between the hours of 5:00AM
and 12:00AM (Midnight) each day.
b. The car wash shall operate only between the hours of 7:00AM and
10:00PM each day.
4. The height of sales displays under the fuel canopy shall be limited to three feet.
5. The architectural plan for the canopy shall be revised to provide brick columns.
6. The landscape plan shall be revised subject to review and approval of the Zoning
Administrator to:
a. Provide plantings consistent with the landscape plan approved with the
preliminary plat/PUD‐CUP of Parish Meadows.
b. Provide for additional deciduous shade or ornamental trees in the yard
along Parrish Avenue (CSAH 42) east of the stormwater basin.
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7. The sign plan shall be revised to remove the proposed signs from the canopy
structure.
8. Detailed construction and material plans for the trash enclosures shall comply
with Section 11‐18‐4.C of the Zoning Ordinance, subject to review and approval
of the Zoning Administrator.
9. All grading, drainage, and erosion control issues shall be subject to review and
approval of the City Engineer.
10. All utility plans shall be subject to review and approval of the City Engineer.
11. All easements shall be subject to review and approval of the City Engineer.
12. Payment of utility connection charges shall be required at the time a building
permit is issued in accordance with the City Code.
13. Upon approval of the submitted application but prior to issuance of a building
permit, the developer shall execute a Site Improvement Performance Agreement
drafted by the City Attorney and approved by the City Council.
B. Motion to recommend the application be denied based on a finding that the request is
inconsistent with the cited policies of the Comprehensive Plan, the criteria established
by the Zoning Ordinance, and non‐compliance with the performance standards of the
Zoning Ordinance:
C. Motion to table.
c. Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
Site Loca tio n Ma p
461 ft
Overvi ew
Legend
Roads
C SAHC L
C TYC L
MUNIC L
PRIVATEC L
TWPC L
Highw ays
Intersta te
State Hwy
US Hwy
City/T ow nship Limits
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Parcels
September 27, 2021
City of Otsego
D. Daniel Licht - Planner
13400 90th St NE
Otsego, MN 55330
RE: Kwik Trip Store 1204 at Parish Avenue NE & 87th Street NE
Dear Mr. Licht:
This letter is intended to accompany the submittal for our application to the City of Otsego for
the requested Conditional Use Permit for Carwash and Fuel Sales in the B-3 Zoning District.
Kwik Trip, Inc. is proposing the construction of a 9,200 square foot Convenience Store with an
attached single bay carwash as well as a 10-dispenser main fueling canopy. This site will be
accessed from a full access movement on Parish Avenue NE and a full movement access on
Parkview Avenue. Included with the application in the submittal are 3-full size 22x34 copies of
the Site Improvement Plans. I have also included 11x17 copies of the Building and Canopy
Elevation Renderings, Signage Plans and the Storm Water Management Plan.
Operations
The requested hours of operation will be 24 hours for all uses. The type of products that will be
sold will be similar to that of our existing stores throughout the mid-west: fresh produce, bakery
and dairy, hot and cold food and beverages, fresh meat and groceries, tobacco products, lottery,
convenience store merchandise, alcohol, gasoline, diesel, ice and propane. The outside
merchandising of products is being requested next to the store (two ice chests and one propane
cage) and underneath the proposed main canopy. To ensure that the freshest products are sold
in our stores, we request that daily deliveries be allowed.
Buildings, Architecture and Site Design
The architectural elements in this state-of-the-art building consist of a full brick cladding,
standing seam metal roof, store front aluminum openings and stucco accents. Extensive
landscaping, modern storm water facilities, pylon and wall signage, customer and employee
parking, concrete paving with curb and gutter are also included in the overall site design.
Investment in the City
This project will be a multi-million-dollar investment in the City of Otsego; Not only in the
physical improvements and development of a vacant parcel, but also an investment of
approximately 25 to 30 new permanent jobs in the City. The projected payroll here is estimated
to be nearly $500,000 annually.
Community Partner
We pride ourselves in being an asset in the communities where we are located. Families can
walk or ride their bikes to our stores. Retirees on fixed income can access fresh groceries like
milk, eggs, bread and fruit just steps from their car. We also take pride in giving back to the
communities we serve with charitable donations and by partnering with local non-profits.
Kwik Trip would be happy to provide any additional information or answer any questions or
concerns the City of Otsego may have with our submittal. Please feel free to call or email with
any questions you may have.
Sincerely,
Steven Lowe
Development/Construction Manager
Store Engineering
slowe@kwiktrip.com
608-793-5954
90TH STREET NESITE1204 G000COVER SHEET KWIK TRIP STORE #1204PERMIT SETSHEET INDEXSP1EXISTING CONDITIONS & REMOVALS PLANSP2SITE PLAN (LAYOUT)SP2.1SITE PLAN (KEYNOTE)SP3GRADING & EROSIONCONTROL PLANSP4UTILITY PLANSP4.1UTILITY PLAN (STORM SEWER)SP5STORMWATER POLLUTION PREVENTION PLANSP6DETAILSSP7DETAILSSP8DETAILSL1LANDSCAPE PLANL2LANDSCAPE PLANE1PHOTOMETRIC LIGHTING PLANOWNERKWIK TRIP, INCSTEVEN LOWE1626 OAK STREETLA CROSSE, WI 54602PHONE: 608-793-5954EMAIL: slowe@kwiktrip.comCIVIL ENGINEERCARLSON MCCAIN, INC.JOSEPH RADACH3890 PHEASANT RIDGE DR NE, #100BLAINE, MN 55449PHONE: 763-489-7912EMAIL: jradach@carlsonmccain.comSITE DESIGNERCARLSON MCCAIN, INC.JOSEPH RADACH3890 PHEASANT RIDGE DR NE, #100BLAINE, MN 55449PHONE: 763-489-7912EMAIL: jradach@carlsonmccain.comSURVEYORWENCK ASSOCIATESCHRIS AMBOURNE2080 WOODDALE DRIVEWOODBURY, MN 55125PHONE: 651-395-5212EMAIL: cambourn@wenck.comSITE LOCATION MAPAERIAL LOCATION MAPCITY OF OTSEGOWRIGHT COUNTY, MINNESOTASITEOTSEGO, MINNESOTA
87TH STREET NE & PARISH AVENUE NE
WITH 1-BAY CARWASH
CONVENIENCE STORE #1204 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.JTR9643-002021-09-17GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:09/17/21License #:Joseph T. Radach, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.45889Per City Comments12/17/2113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COMPARISH AVENUE NE85TH STREET NE87TH STREET NE88TH STREET NEPARSON AVENUE NE
1204 SP1EXISTING CONDITIONS &
REMOVALS PLANKnow what'sbelow.before you dig.CallROTSEGO, MINNESOTA
87TH STREET NE & PARISH AVENUE NE
WITH 1-BAY CARWASH
CONVENIENCE STORE #1204 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.JTR9643-002021-09-17GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:09/17/21License #:Joseph T. Radach, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.45889Per City Comments12/17/2113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM
NOPARKINGLOADINGZONECARWASHKnow what'sbelow.before you dig.CallR1204 SP2SITE PLAN (LAYOUT)
OTSEGO, MINNESOTA
87TH STREET NE & PARISH AVENUE NE
WITH 1-BAY CARWASH
CONVENIENCE STORE #1204 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.JTR9643-002021-09-17GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:09/17/21License #:Joseph T. Radach, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.45889Per City Comments12/17/2113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM
NOPARKINGLOADINGZONECARWASHKnow what'sbelow.before you dig.CallR1204 SP2.1SITE PLAN (KEYNOTE)
OTSEGO, MINNESOTA
87TH STREET NE & PARISH AVENUE NE
WITH 1-BAY CARWASH
CONVENIENCE STORE #1204 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.JTR9643-002021-09-17GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:09/17/21License #:Joseph T. Radach, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.45889Per City Comments12/17/2113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM
NOPARKINGLOADINGZONECARWASHKnow what'sbelow.before you dig.CallR1204 SP3GRADING & EROSION
CONTROL PLAN900.9OTSEGO, MINNESOTA
87TH STREET NE & PARISH AVENUE NE
WITH 1-BAY CARWASH
CONVENIENCE STORE #1204 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.JTR9643-002021-09-17GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:09/17/21License #:Joseph T. Radach, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.45889Per City Comments12/17/2113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM
NOPARKINGLOADINGZONECARWASHKnow what'sbelow.before you dig.CallR1204 SP4UTILITY PLAN
OTSEGO, MINNESOTA
87TH STREET NE & PARISH AVENUE NE
WITH 1-BAY CARWASH
CONVENIENCE STORE #1204 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.JTR9643-002021-09-17GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:09/17/21License #:Joseph T. Radach, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.45889Per City Comments12/17/2113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM
NOPARKINGLOADINGZONECARWASHKnow what'sbelow.before you dig.CallR1204 SP4.1UTILITY PLAN (STORM SEWER)
OTSEGO, MINNESOTA
87TH STREET NE & PARISH AVENUE NE
WITH 1-BAY CARWASH
CONVENIENCE STORE #1204 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.JTR9643-002021-09-17GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:09/17/21License #:Joseph T. Radach, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.45889Per City Comments12/17/2113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM
NOPARKINGLOADINGZONECARWASHKnow what'sbelow.before you dig.CallR1204 SP5STORMWATER POLLUTION
PREVENTION PLAN
OTSEGO, MINNESOTA
87TH STREET NE & PARISH AVENUE NE
WITH 1-BAY CARWASH
CONVENIENCE STORE #1204 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.JTR9643-002021-09-17GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:09/17/21License #:Joseph T. Radach, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.45889Per City Comments12/17/2113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM
1204 SP6DETAILS FRAMEFRAMECURB6"12" MIN.CONCRETESLAB-ON-GRADEWITH #3 REBARCOMPACTEDAGGREGATE BASECOMPACTEDSUB-GRADEGEOTEXTILE FABRIC (TYPE V)AS DETERMINED BY GEOTECHNICAL ENGINEER(I.E. OVER TANKS & AT ENTRANCES) HEAVY DUTY INCREASE TO 8" THICK W/ #4 REBAR SPACED36" O.C. AS NOTED ON PLANSNOTE:PAVEMENT SECTION TO BE VERIFIED W/GEOTECHNICAL REPORT.SPACED 36" O.C.SAND SUBBASE & DRAINTILE ASDETERMINED BY GEOTECHNICAL ENGINEEROTSEGO, MINNESOTA
87TH STREET NE & PARISH AVENUE NE
WITH 1-BAY CARWASH
CONVENIENCE STORE #1204 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.JTR9643-002021-09-17GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:09/17/21License #:Joseph T. Radach, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.45889Per City Comments12/17/2113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COMNO PARKING
1204 SP7DETAILS 1'-0"DIA5'-0"8"1'-6"OR PAVEMENTCONCRETE FOOTINGBLUE HDPE BOLLARD COVERFINISH GRADEVANACCESSIBLESTEEL BOLLARDADA ACCESSIBLE SIGNAGE-ADHESIVE STICKER, WHITELETTERS WITH BLUEBACKGROUND, ADHERE TOHDPE BOLLARD COVERDIA.VANACCESSIBLEBOTTOM OF SIGN
DELIVERYVEHICLESUNLOADINGIN FRONTOFACCESSIBLESPACESARE INVIOLATIONDELIVERYVEHICLESUNLOADINGIN FRONTOFACCESSIBLESPACESARE INVIOLATIONADD STORE PHONE # TO BOLLARD(MUST BE VISABLE)STORE # XXX-XXXXVEHICLE IDREQUIREDUP TO $200 FINEFOR VIOLATIONVEHICLE IDREQUIREDUP TO $200 FINEFOR VIOLATIONOTSEGO, MINNESOTA
87TH STREET NE & PARISH AVENUE NE
WITH 1-BAY CARWASH
CONVENIENCE STORE #1204 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.JTR9643-002021-09-17GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:09/17/21License #:Joseph T. Radach, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.45889Per City Comments12/17/2113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM······
1204 SP8DETAILS
OTSEGO, MINNESOTA
87TH STREET NE & PARISH AVENUE NE
WITH 1-BAY CARWASH
CONVENIENCE STORE #1204 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.JTR9643-002021-09-17GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:09/17/21License #:Joseph T. Radach, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.45889Per City Comments12/17/2113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM6.50"25.00"20.00"24.00"9.00"Ø22.00"27"14.18"R9.00"14.18"R12.00"R10.00"Ø18.00"1" PVC ANTI-SIPHONPIPE ADAPTERREMOVABLE WATERTIGHTACCESS PORT, 6" OPENINGBMP, INC.53 MT. ARCHER ROAD, LYME, CT. 06371(800) 504-8008 FAX: (860)434-3195DESCRIPTIONSCALEDRAWING NUMBERDATE18R SNOUTOIL & DEBRIS STOP09/06/99NONE18RFRONTSIDEPLANU.S. PATENT #6126817ADDITONAL PATENTS PENDINGDESIGNED TO FIT48"-60" DIAM.STRUCTURESRECOMMENDED SUMP DEPTH 2.5 TO3X OUTLET PIPE I.D.
NOPARKINGLOADINGZONECARWASH323AE2RB3SB5WP3FM4BF2KC2CA2CA2FM3JL2RB4BL3SB3JSG2VBC5KFG8SPG3PDS5SCS3BCB3DBH3PDS6DLB14DLB3KFG5SCS3DBH1JSG3BCB3MKL10DBH11PDS28DLS10KFG6JSG22LRSKnow what'sbelow.before you dig.CallR1204 L1LANDSCAPE PLAN
OTSEGO, MINNESOTA
87TH STREET NE & PARISH AVENUE NE
WITH 1-BAY CARWASH
CONVENIENCE STORE #1204 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.9643-002021-09-17GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:License #:Ryan J. Ruttger, RLAI hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Landscape Architectunder the laws of the State of Minnesota.56346RJR09/17/21Per City Comments12/17/2113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COMPLANTREE WRAPBACKFILL MIXPAINTED FLUORESCENT ORANGEWHITE FLAGGING (TYP.)DOUBLE STRAND 12 GAUGE WIRE8" 2-PLY NYLON STRAPS8' STEEL TEE POST-4 INCHES HARDWOOD MULCHFROM TOP 1/3 OF THE BALLREMOVE BURLAP & ROPEUNDISTURBED SUBSOIL4 INCH DEEP SAUCERNOTE: SEE PLANTING NOTES FOR THE TYPE OF MULCH MATERIAL TO USE.12"6"
2'(MIN.)
6"
6"3 REQUIRED AT 120EXISTING GRADEGUY WIRE WITH WEBBINGFLAGGING- ONE PER WIREPLANTING SOIL MIXTURE (SEE SPEC.)MINIMUM 1/2 WIDTH OF ROOT BALL4"-6" SHREDDED BARKMULCHUNDISTURBED OR STABILIZEDSUBSOILNOTE: GUY ASSEMBLY OPTIONAL BUTCONTRACTOR ASSUMES FULLRESPONSIBILITY FOR MAINTAINING TREEIN A PLUMB POSITION FOR THEDURATION OF THE GUARANTEE PERIODGUY ASSEMBLY- 16"POLYPROPYLENE OR POLYETHYLENE(40 MIL) 1-1/2" WIDE STRAP (TYP)DOUBLE STRAND 10 GA. WIRE, 2-7"ROLLED STEEL POSTS (MnDOT 3401)@ 180° O.C. (SEE STAKING DIAGRAM)COORDINATESTAKING TO INSUREUNIFORMORIENTATION OF GUYLINES AND STAKES2. TRIM OUT DEAD WOOD AND WEAK AND/ORDEFORMED TWIGS. DO NOT CUT A LEADER. DONOT PAINT CUTS.4. PLACE PLANT IN PLANTING HOLE WITHBURLAP AND WIRE BASKET, (IF USED), INTACT.BACKFILL WITHIN APPROXIMATELY 12" OF THETOP OF ROOTBALL, WATER PLANT. REMOVETOP 1/3OF THE BASKET OR THE TOP TWOHORIZONTAL RINGS, WHICHEVER IS GREATER.REMOVE ALL BURLAP AND NAILS FROM TOP1/3 OF THE BALL. REMOVE ALL TWINE.3. SET PLANT ON UNDISTURBED NATIVE SOILOR THOROUGHLY COMPACTED BACKFILL SOIL.INSTALL PLANT SO THE ROOT FLARE IS AT ORUP TO 2" ABOVE THE FINISHED GRADE.6. WATER TO SETTLE PLANTS AND FILLVOIDS.5. PLUMB AND BACKFILL WITHBACKFILL SOIL.7. WATER WITHIN TWO HOURS OFINSTALLATION. WATERING MUST BESUFFICIENT TO THOROUGHLY SATURATEROOT BALL AND PLANTING HOLE.8. PLACE MULCH WITHIN 48 HOURS OFTHE SECOND WATERING UNLESS SOILMOISTURE IS EXCESSIVE.1. SCARIFY BOTTOM AND SIDES OF HOLEPRIOR TO PLANTING2'(MIN.)
6"12"UNDISTURBED SUBSOIL( SEE LANDSCAPE NOTES FOR TYPE OF MULCH )REMOVE BURLAP & ROPEFROM TOP 1/3 OF BALLIF SHRUB IS B & B, THENBACKFILL MIX4 INCHES MULCH
3KFG3VBC4KFG6RTD3VBC3JSG7PDSTREESCODEQTYBOTANICAL NAMECOMMON NAMESIZECONTAINERFM5Acer x freemanii `Sienna`Sienna Glen Maple2.5" Cal.B&BRB4Betula nigraClump Form, 2.5" Cal EquivalentRiver Birch Multi-Trunk10` Ht.B&BKC2Gymnocladus dioica `Espresso`Kentucky Coffeetree2.5" Cal.B&BBL4Tilia americana `Boulevard`Boulevard Linden2.5" Cal.B&BAE3Ulmus americana `Princeton`American Elm2.5" Cal.B&BCONIFEROUS TREESCODEQTYBOTANICAL NAMECOMMON NAMESIZECONTAINERBF4Abies balsameaBalsam Fir6` Ht.B&BWP5Pinus strobusWhite Pine6` Ht.B&BORNAMENTAL TREESCODEQTYBOTANICAL NAMECOMMON NAMESIZECONTAINERSB6Amelanchier x grandiflora `Autumn Brilliance`Clump Form, 1.5" Cal EquivalentAutumn Brilliance Serviceberry7` Ht.B&BCA4Malus x `Prairifire`Red FlowersPrairifire Crabapple1.5" Cal.B&BJL3Syringa reticulata `Ivory Silk`White FlowersIvory Silk Japanese Tree Lilac1.5" Cal.B&BSHRUBSCODEQTYBOTANICAL NAMECOMMON NAMESIZECONTAINERBCB6Aronia melanocarpa `Autumn Magic`Autumn Magic Black Chokeberry#5 Cont.RTD6Cornus sericea `Alleman`s Compact`Dwarf Red Twig Dogwood#5 Cont.DBH16Diervilla loniceraDwarf Bush Honeysuckle#5 Cont.JSG13Juniperus chinensis `Sea Green`Sea Green Juniper#5 Cont.SPG8Spiraea x bumalda `Goldflame`Gold Foliage, Red FlowersGoldflame Spirea#5 Cont.MKL3Syringa patula `Miss Kim`Miss Kim Lilac#5 Cont.VBC8Viburnum trilobum `Bailey Compact`Red Fall ColorBailey`s Compact American Cranberry Bush#5 Cont.GRASSESCODEQTYBOTANICAL NAMECOMMON NAMESIZECONTAINERKFG25Calamagrostis x acutiflora `Karl Foerster`Feather Reed Grass#3 Cont.PDS24Sporobolus heterolepisPrairie Dropseed#3 Cont.PERENNIALSCODEQTYBOTANICAL NAMECOMMON NAMESIZECONTAINERDLB20Hemerocallis x `Baja`Red FlowersBaja Daylily#1 Cont.DLS28Hemerocallis x `Stella De Oro`Yellow / Gold FlowersStella De Oro Daylily#1 Cont.LRS22Perovskia atriplicifolia `Little Spire`Little Spire Russian Sage#1 Cont.SCS10Sedum spectabile `Autumn Joy`Stonecrop#1 Cont.GROUND COVERSCODEQTYBOTANICAL NAMECOMMON NAMESIZECONTAINERROCK1,573 sfRock MulchNon-Woven Geotextile Incidental1.5" Trap Rock Mulch4" DepthSOD45,639 sfTurf Sod BluegrassKentucky BluegrasssodTIV14,272 sfType IV - Native Seed MixRefer to notes for acceptable seedingmethods. Seeding Rate 50.0 lb/acMnDOT Seed Mix 35-241seedPLANT SCHEDULE1204 L2LANDSCAPE PLAN
OTSEGO, MINNESOTA
87TH STREET NE & PARISH AVENUE NE
WITH 1-BAY CARWASH
CONVENIENCE STORE #1204 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.9643-002021-09-17GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:License #:Ryan J. Ruttger, RLAI hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Landscape Architectunder the laws of the State of Minnesota.56346RJR09/17/21Per City Comments12/17/2113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM
NOPARKINGLOADINGZONECARWASHKnow what'sbelow.before you dig.CallR1204 SP2.1SITE PLAN (KEYNOTE)
OTSEGO, MINNESOTA
87TH STREET NE & PARISH AVENUE NE
WITH 1-BAY CARWASH
CONVENIENCE STORE #1204 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.JTR9643-002021-09-17GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:09/17/21License #:Joseph T. Radach, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.45889PRELIMINARYPer City Comments12/17/2113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM
NOPARKINGLOADINGZONECARWASH18' -6"16' - 6"SITE PLAN
SP1KMK00012021-09-15MULTIPLEOTSEGO, MN
87TH ST NE & PARISH AVE NE
WITH 1 BAY CARWASH
CONVENIENCE STORE #1204DRAWN BYSCALEPROJ. NO.FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.DATESHEETDESCRIPTIONDATE#SITE PLAN1" = 40'-0"PROPOSED SIGNS:#01 24" LED KWIK TRIP BUILDING LETTERS#02 CARWASH BUILDING DIRECTIONAL SIGN#03 18" LED KWIK TRIP & 24" CARWASH BUILDING LETTERS#04 24" LED KWIK TRIP BUILDING LETTERS#05 CARWASH ENTER#06 CARWASH EXIT#07 CARWASH INFORMATIONAL SIGN#08 24" LED KWIK TRIP CANOPY LETTERS#09 24" LED KWIK TRIP CANOPY LETTERS#10 24" LED KWIK TRIP CANOPY LETTERS#11 FREESTANDING PYLON SIGNDS21104CS206CS208CA1CA210CS205CS20703
CS1
CA109
CS1
01
DS1
02
Review No. 1
ENGINEERING REVIEW
Residential Subdivision
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
Steven Lowe, Kwik Trip, inc.
Joseph Radach, Carlson McCain, inc.
Reviewed by: Ronald J. Wagner, P.E.
Brent M. Larson, P.E.
Abdullah Alqwaizani, EIT
Date: January 6, 2022
Proposed Development: Kwik Trip Store #1204
Development Location: A portions of the SW ¼ and NE ¼ Section 22, T121, R23. North
of 87th Street and West of Parish Avenue NE.
Applicant: Steven Lowe, Kwik Trip, inc.
Developer: Kwik Trip, inc.
1626 Oak Street
La Crosse, WI 54603
Owners of Record: Dale Willenbring, Tamarack Land Development Parrish Meadows,
LLC
Purpose: Kwik Trip Store #1204 is a proposed commercial development on
approximately 2.8+ 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
PAGE 2
S:\Municipal\Aotsego25xx\2500\2021\Kwik Trip - Parrish Meadows
TABLE OF CONTENTS
INFORMATION AVAILABLE
FINAL PLAT
CONSTRUCTION PLANS
COVER SHEET
EXISTING CONDITIONS & REMOVALS PLAN
SITE PLAN
GRADING & EROSION CONTROL PLAN
UTILITY PLAN
STORMWATER POLLUTION PREVENTION PLAN
DETAILS
STORM WATER MANAGEMENT
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATIONS
PAGE 3
S:\Municipal\Aotsego25xx\2500\2021\Kwik Trip - Parrish Meadows
INFORMATION AVAILABLE
Construction Plan for Kwik Trip Store #1204, dated 12/17/2021, Carlson McCain, INC.
Stormwater Management Plan for Kwik Trip Store #1204, dated 12/17/2021, Carlson McCain,
INC.
Landscaping Plan for Kwik Trip Store #1204, dated 12/17/2021, Carlson McCain, INC.
Additional Information
Minnesota Rules, Chapter 4410 – EAW Requirement
City of Otsego Engineering Manual
City of Otsego Zoning and Subdivision Ordinances
National Wetland Inventory Map
PAGE 4
S:\Municipal\Aotsego25xx\2500\2021\Kwik Trip - Parrish Meadows
FINAL PLAT
1. Final plat is not needed as parcel is already platted.
2. All waterlines shall be covered by 20’ wide easements centered on the pipe, including the
hydrants.
COVER SHEET
3. Provide a benchmark with a location description and an elevation based on the NGVD
1929 Adj. Datum
EXISTING CONDITIONS & REMOVALS PLAN
4. The following existing condition information are required:
a. Existing zoning classifications for land in and abutting the subdivision.
b. Show location, names, widths of existing streets, buildings, etc within 150’.
c. Location, size, and elevations of existing sewers, watermain, culverts, and other
underground facilities within 150’.
d. 100-year flood elevations.
5. A saw cut joint with an 18” wide mill of the existing bituminous shall be provided along
both driveway access points during the wear course placement.
SITE PLAN
6. The Normal Water Level and High Water Level elevations shall be labeled for all
pond/basin.
7. Pedestrian ramps shall be provided at all driveway crossing locations. Pedestrian ramps
shall be ADA compliant. Additional details showing spot elevations and % grades will
be required for these ramps. The ramps at the entrance on Parkview Avenue shall direct
pedestrians across the driveway only (no crossing of Parkview Avenue will be
encouraged at this location).
8. A 10’ wide bituminous trail is to be constructed along the west side of CSAH 42 as part
of the Parrish Meadows development. This trail shall be shown in this set of plans.
Coordination with the Parrish Meadows development is required.
9. Turning radius and truck movement diagrams have been provided and indicate tanker
trucks will be able to maneuver the site but will be forced to back up to leave.
10. We would recommend providing an access lane around the rear of the building, between
the building and CSAH 42.
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GRADING PLAN
11. Valley gutters (per Otsego Standard details) are required across intersections with less
than 1% grade. A valley gutter is required across the entrance to 87th Street
12. Ensure infiltration and filtration basins are following the MPCA guideline for a fueling
stations (i.e. none of the fueling area runoff shall be directed to an infiltration basin).
13. The NWL, 2-yr, 10-yr and 100-yr HWL elevations shall be labeled for all pond/basins in
on the grading plans. The intention of the low/pond area in the NW is unclear.
14. Maximum slopes shall be 4:1 across the site, it appears 3:1 slopes are being shown in a
few areas. Please label slopes.
15. All storm basins are considered private.
UTILITY PLAN
16. A minimum 300’ hydrant spacing is required for commercial properties (150’ radius).
Current hydrant coverage is insufficient.
17. All storm sewer and sanitary sewer pipe and structures are considered private on this site.
18. The watermain pipe shall be 8” diameter DIP Class 52 except the hydrant leads may be
6” diameter.
19. A profile of all utility lines (watermain and sanitary) is required to ensure proper
coverage, slope, and to review potential conflicts.
SWPPP
20. No comments.
DETAILS
21. Concrete valley gutter shall be per Otsego Standard Detail #702.
STORMWATER MANAGEMENT PLAN
22. The proposed storm water management plan appears to meet the NPDES and City of
Otsego requirements for infiltration/filtration of the WQV as well as the pre vs post
development runoff rates. It still shall be insured that the infiltration and filtration basins
are following the MPCA guideline for a fueling stations (i.e. none of the fueling area
runoff shall be directed to an infiltration basin).
23. The entire site is proposed to discharge to the stub storm sewer at the NW quadrant of
87th Street/CSAH 42 intersection. The hydrology model from the storm water report for
the original development (Parrish Meadows) shows 2.57 cfs being directed to this pipe
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(87th Street) for 10-yr and 4.84 cfs for 100-yr storm. It appears that the proposed
discharges of 1.0 cfs and 4.1 cfs are under the original design flows.
24. The downstream storm pipe design calculations account for only 0.39 cfs for the 10-yr
storm to the stub pipe. The developers engineer shall coordinate with the designer of the
87th Street storm sewer to verify there is sufficient capacity in the downstream sewer to
handle the proposed discharged from the Kwik Trip site.
OTHER CONSIDERATIONS
25. Statement certifying the environmental condition of the site including the presence of any
hazardous substance as defined in Minnesota Statutes 115B.02, Subd 8.
SUMMARY AND/OR RECOMMENDATION
We recommend approval contingent upon the above items being addressed.