Item 3.4 - Wright County Highway Department
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com Item 3.4
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PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
REPORT DATE: 8 August 2022
60-DAY DATE: 25 September 2022
RE: Otsego – Wright County Highway Department Satellite Station
TPC FILE: 101.02
BACKGROUND
Wright County received approval of a Conditional Use Permit on 14 August 2006 to develop a
Highway Department satellite station for roadway maintenance on Lot 2 Block 2, Otsego I-94
West Industrial Park Fourth Addition. Wright County is proposing an expansion of the facility,
which requires amendment of the approved Conditional Use Permit. A public hearing to
consider the application has been noticed for the Planning Commission meeting on 15 August
2022 at 7:00PM.
Exhibits:
Site Location Map
Building Elevations
Building Floor Plan
Site Plan
ANALYSIS
Zoning. The subject site is zoned I-2, General Industrial District. Government utility buildings
operated by entities other than the City of Otsego are allowed as a conditional use within the
INS District by Section 11-86-6.G of the Zoning Ordinance. The proposed expansion for the
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existing facility requires amendment of the Conditional Use Permit in accordance with Section
11-4-4 of the Zoning Ordinance.
Exterior Materials. Principal buildings within the I-2 District must have exterior finishes using
materials required Section 11-17-4.E.1 of the Zoning Ordinance. The submitted elevations for
the expansion indicate that the building is to be constructed with precast concrete panels with
ribbed and exposed aggregate surfaces. The proposed exterior materials comply with the
requirements of the Zoning Ordinance.
Building Height. Section 11-86-9 of the Zoning Ordinance allows principal buildings within the
I-2 District to have a maximum height of 48-feet. The submitted building elevation plans
indicate that the height of the proposed building, which has a flat roof, is to be 23 feet to the
top of the precast panel. The proposed building complies with the allowed building height
within the I-2 District.
Lot Requirements. Lots within the I-2 District are required to be a minimum of two acres in
area and have a minimum width of 200-feet measured at the setback line from the front lot line
in accordance with Section 11-86-7.A and B of the Zoning Ordinance. The existing platted lot is
4.5 acres in area and is 215 feet in width measured at the front setback line. The subject site
complies with the minimum lot requirements of the Zoning Ordinance.
Setbacks. The table below outlines the setbacks applicable to the existing and expanded
buildings as shown on the site plan to the closest lot line. The proposed site plan complies with
the setback requirements of the I-2 District established by Section 11-86-7.C of the Zoning
Ordinance.
71st St. Side Rear
Required 30ft. 20ft. 25ft.
Proposed 250ft. 85ft. 150ft.
Site Coverage. Section 11-86-8 of the Zoning Ordinance establishes a maximum building
coverage limit for lots within the I-2 District of 50 percent. The proposed 12,830 square foot
building and 4,770 salt storage building cover nine percent of the lot area, which complies with
the Zoning Ordinance.
Access. The subject site is accessed from 71st Street. No change to the existing driveway access
to the public street is proposed as part of the facility expansion.
Off-Street Parking. Section 11-21-8 of the Zoning Ordinance requires uses such as the
maintenance substation to provide eight off-street parking stalls, plus one parking stall for each
800 square feet of floor area over 1,000 square feet. The calculation of required parking for the
subject site is shown below:
((12,830sf. x 10%) – 1,000sf.)/800 + 8 = 22 stalls
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The site plan must be revised to illustrate the required 22 off-street parking stalls to include one
ADA accessible stall. Parking stalls are to be shown to be 9-feet wide by 20-feet deep (with
allowance of a two foot curb overhang) accessed by 24-foot wide drive aisles to comply with
the provisions of Section 11-21-7.A and B of the Zoning Ordinance.
The off-street drive aisles and parking areas are to be surfaced with asphalt surrounded by
perimeter concrete curb as required by Section 11-21-7.C.3 and D of the Zoning Ordinance. The
site plan must be revised to illustrate concrete curb at the perimeter of the asphalt surface.
The construction of the off-street parking area is subject to review and approval of the City
Engineer.
The off-street parking stalls, drive aisles, and loading areas are all setback a minimum of 15-feet
from public rights of way and more than five-feet from the side lines as required by Section 11-
21-5.B of the Zoning Ordinance.
Outdoor Storage. Outdoor storage is allowed within the I-2 District by approval of an Interim
Use Permit in accordance with Section 11-86-3.C of the Zoning Ordinance. There is an outdoor
stockpile of material to the northeast of the principal building approved with the initial
conditional use permit for the lot that is considered to have an approved interim use permit as
provided for by Section 11-1-6 of the Zoning Ordinance. We recommend that the developer
provide a plan for installation of a row of 8 foot tall evergreen trees to be planted to the south
of the material stockpile to screen the area from view of 71st Street as required by Section 11-
86-3.C.1 of the Zoning Ordinance.
Fuel Tank. There is an existing above ground fuel storage tank and pump on the subject site
located north of the existing principal building. The fuel tank and pump is proposed to be
relocated to the east of the expanded principal building. The installation of the fuel storage
tank and fuel pump is to be subject to review and approval of the Building Official for
compliance with Section 11-16-13 of the Zoning Ordinance.
Exterior Lighting. Section 11-16-6 of the Zoning Ordinance establishes performance standards
for exterior lighting. All exterior light fixtures are to have a 90-degree horizontal cut-off and not
cast more than 0.4 foot-candles of light at the property lines as required by Section 11-16-6.C of
the Zoning Ordinance. An exterior lighting plan including photometric measurements of light
intensity and indicating the type, location, and height of all exterior light fixtures must be
submitted and is subject to review and approval of the Zoning Administrator.
Signs. Information regarding existing or proposed signs is not indicated on the submitted plans.
Installation of any signs upon the subject site will require issuance of a sign permit subject to
review and approval of the Zoning Administrator in accordance with Section 11-37-7.A of the
Zoning Ordinance.
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Waste Storage. The site plan and building plans do not indicate either an exterior or interior
area for trash and recycling container storage. Section 11-18-4.C of the Zoning Ordinance
requires that any outdoor storage of waste and recycling containers is to be enclosed within a
solid wall with minimum height of six feet constructed of materials complementary of the
principal building. If any waste containers are to be stored outdoors, plans for the construction
of the required enclosure must be submitted to verify compliance the performance standards
of the Zoning Ordinance at the time of application for a building permit. Any exterior enclosure
for waste storage is subject to review and approval of the Zoning Administrator.
Stormwater Management. The developer has not submitted plans for grading, drainage, and
erosion control. All stormwater management plans are subject to review and approval of the
City Engineer. No Stormwater Impact Fee for Otsego Creek is required as the subject site is an
existing platted lot.
Utilities. The property is connected to City sewer and water utilities. Any extension of the
utilities into the expanded facility are to be reviewed by the Building Official as part of the
building permit application. The developer is not required to pay additional utility availability
charges as the subject site is an existing platted lot. Utility connection fees are to be paid for
the expanded building at the time a building permit is issued in accordance with the City fee
schedule.
Site Improvement Performance Agreement. Section 11-9-7 of the Zoning Ordinance requires
that the developer enter into 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 SIPA is to be
executed by Wright County prior to approval by resolution of the City Council and recorded
with the property.
Criteria. Consideration of the requested Conditional Use Permit amendment is to be 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 2012 Otsego Comprehensive Plan guides the property for industrial land
uses within the West Sewer District. Subject to applicable performance standards
governing the proposed use, the application is consistent with the direction of the
Comprehensive Plan regarding general land use and public facilities to support existing
and planned infrastructure.
2. The proposed use's compatibility with present and future land uses of the area.
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Comment: The table below summarizes existing and planned land uses in the area
surrounding the subject site. The proposed development is characteristic of the existing
industrial uses developed on the west side of Kadler Avenue and compatible within the
area.
Direction Land Use Plan Zoning Map Existing Use
North Industrial I-2 District Bury Industries
East Industrial I-2 District Undeveloped
South Industrial I-2 District Undeveloped
West Industrial I-1 District Metro Paving
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 expansion of the use will be required to comply with all
requirements of the Zoning Ordinance, Subdivision Ordinance, and Engineering Manual.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The Otsego I-94 West Industrial Park is accessed via 70th Street, which is
designated by the Transportation Plan as a minor arterial roadway. Access via 70th
Street provides Wright County operational access to area County roads. Existing City
streets have adequate capacity to accommodate traffic generated by the expanded
facility.
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 located within the West Sewer District established by the
2012 Otsego Comprehensive Plan. Sewer and water utilities are available at the subject
site with sufficient capacity to accommodate the proposed use. The City has the ability
to provide all other required municipal services to the subject site within the West Sewer
District.
RECOMMENDATION
The proposed expansion of the Wright County Highway Department satellite maintenance
facility complies with the requirements of the Zoning Ordinance. City staff recommends
approval of the application subject to conditions as outlined below.
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POSSIBLE ACTIONS
A. Motion to recommend approval of a Conditional Use Permit amendment for the Wright
County Highway Department, subject to the following conditions:
1. The site plan shall be revised to illustrate the 22 off-street parking stalls
(including one ADA accessible stall) with dimensions compliant with Section 11-
21-7.A and B of the Zoning Ordinance.
2. The design and construction of the off-street parking area shall be subject to
review and approval of the City Engineer.
3. A landscape plan shall be submitted to provide for planting a row of eight-foot
evergreen trees at 25 feet on center to the south of the outdoor storage area,
subject to review and approval of the Zoning Administrator.
4. Installation of the fuel storage tank and fuel pump shall be subject to review and
approval of the Building Official for compliance with Section 11-16-13 of the
Zoning Ordinance.
5. A plan detailing the type, location, and height of all proposed exterior lighting
that complies with Section 11-16-6 of the Zoning Ordinance shall be submitted
prior to issuance of a building permit, subject to review and approval of the
Zoning Administrator.
6. All signs shall comply with Chapter 37 of the Zoning Ordinance and require a sign
permit approved by the Zoning Administrator prior to installation.
7. Any outdoor storage of waste and recycling containers shall comply with Section
11-18-4.C of the Zoning Ordinance, subject to review and approval of the Zoning
Administrator.
8. All grading, drainage, erosion control, and stormwater management plans shall
be subject to review and approval of the City Engineer.
9. All utility plans shall be subject to review and approval of the Building Official.
10. The developer shall pay utility connection charges in accordance with the fee
schedule in effect at the time a building permit is issued.
11. The developer shall enter into a site improvement performance agreement and
development contract as required Section 11-9-7 of the Zoning Ordinance,
subject to review by the City Attorney and approval of the City Council.
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B. Motion to recommend the application be denied based on a finding that the request
does not comply with the requirements of the City Code.
C. Motion to table.
c. Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney