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Item 4.3 Linco Steel Addition3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com 1 PLANNING REPORT TO: Otsego Planning Commission FROM: D. Daniel Licht REPORT DATE: 18 April 2025 60-DAY DATE: 16 May 2025 RE: Otsego – Linco Steel; Linco 2nd Addition/Office site and building plans TPC FILE: 101.02 BACKGROUND Linco Steel operates a fabrication business at 12786 60th Street (CR 137) within a 25,000 square foot building on a 3.86 acre lot. The lot is owned by Bradley and Deborah Praught, who also own the surrounding property to the east, north, and west (including the house and farmstead buildings). Linco Steel is proposing expansion of the lot to the east and construction of a 7,800 square foot office building. The proposal requires consideration of a Zoning Map amendment, preliminary and final plat, vacation of existing utility easements, and review of site and building plans. A public hearing to consider the applications has been noticed for the Planning Commission meeting on 21 April 2021 at 7:00PM. Exhibits: Property location map Urban Service Area Staging Plan map Future Land Use Plan map Wright County Long Range Transportation Plan map Building elevations and floor plans (6 sheets) Preliminary Plat (and site plan) Final Plat Item 4.3 2 ANALYSIS Existing Use. Linco Steel was initially established as a Home Extended Business upon the property owner’s property in accordance with Section 11-92-2 of the Zoning Ordinance. In 2005, a final plat of one lot titled as the Linco Addition was approved and in 2007 a 25,000 square foot principal building was constructed on the lot for the business operations. The existing lot includes another 9,600 square foot building that had been part of the farmstead. The business also continues to operate on the larger unplatted property as a continuation of the home extended business. Zoning Map. Lot 1, Block 1 Linco Addition is zoned I-2, General Industrial District. The unplatted property to the east, north, and west of the platted lot (under common ownership) is zoned A-1, Agriculture Rural Service District. The replatting of Lot 1, Block 1 Linco Addition to include additional property to the east of the current lot necessitates a Zoning Map amendment to include all of the proposed lot within the I-2 District. The Planning Commission is to consider the requested Zoning Map amendment based upon, but not limited to, the criteria established by Section 11-3-2.F of the Zoning Ordinance: 1. The proposed action's consistency with the specific policies and provisions of the Otsego Comprehensive Plan. Comment: The subject property is located within Urban Service Expansion Area E4 established by the 2023 Comprehensive Plan for staging of future sewer and water utilities. The Future Land Use Plan guides the subject property for future industrial development. This area has been planned as a long-term for long-term economic development purposes to realize the opportunity for industrial development when an interchange is constructed at I-94 and Nabor Avenue to the south in St. Michael. The existing Linco Addition was established as a transition from a home extended business to more developed industrial property. Expansion of the existing business reflects continued investment in the property consistent with the City’s economic development goals for job creation and increased tax base. The proposed Zoning Map amendment related to expansion of the industrial lot is consistent with goals and policies of the Comprehensive Plan. 2. The proposed use's compatibility with present and future land uses of the area. Comment: The existing business within the Linco Addition lot is adjacent to the Praught farmstead (also used in the business operation). To the east, north, and west is all property owned by the Praughts. As such, there is no compatibility issue with existing properties north of 60th Street (CR 137), which are also planned long-term to be developed as industrial when sewer and water utilities are available. 3 The properties south of 60th Street (CR 137) are within the City of St. Michael that includes a farmstead and cultivated fields. These parcels are also owned by the Praughts. The St. Michael 2022 Comprehensive Plan guides these parcels for continued rural Residential land uses. No compatibility issues resulting from the Zoning Map and construction of the proposed office building are expected with the properties south of 60th Street (CR 137). 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 preliminary and final plat and development of Lot 1, Block 1 Linco 2nd Addition will comply with the Subdivision Ordinance, Zoning Ordinance, and Engineering Manual. 4. Traffic generation of the proposed use in relation to capabilities of streets serving the property. Comment: The subject property is accessed from 60th Street (CR 137) that is designated as a Major Collector roadway by the 2020 Wright County Long Range Transportation Plan. The roadway is currently designed to a 9-ton standard with capacity to accommodate traffic generated by the expanded industrial operation proposed on the subject property. 5. The proposed use can be accommodated by existing public services and facilities and will not overburden the City's service capacity. Comment: The scale of the existing and proposed expanded business is within the capacity of City services and facilities for the area. Subdivision. The proposed preliminary and final plat is a replat of the 3.86 acres established as Lot 1, Block 1 expanded to the east to incorporate an additional 3.29 acres (plus 0.44 acres of right-of-way) from PID 118-500-314400. The following paragraphs address the requirements of the Subdivision Ordinance and Zoning Ordinance applicable to the proposed preliminary and final plat:  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. Proposed Lot 1, Block 1 is to be 7.15 acres in area with 760 feet of frontage to 60th Street (CR 137). The lot proposed by the preliminary and final plat complies with the minimum lot requirements of the Zoning Ordinance. 4  Right-of-Way. The subject property abuts 60th Street (CR 137). The 2022 Wright County Long Range Transportation Plan designates 60th Street (CR 137) as a Major Collector road. The preliminary and final plat proposes dedication of 55 feet of right-of-way for the north half of 60th Street (CR 137) for the portion of the lot that was not previously platted. Dedication of right-of-way for 60th Street (CR 137) is subject to review by the City Engineer and approval of Wright County.  Stormwater Management. The developer is required to submit plans for grading, drainage, and erosion control, as well as calculations for stormwater management. All stormwater management plans are subject to review and approval of the City Engineer prior to issuance of a building permit. Payment of a Stormwater Impact Fee for Otsego Creek will be required for the additional 3.73 acres being final platted.  Utilities. The expanded lot is to continue use of a subsurface sewage treatment system and well to provide services to the proposed office building as sewer and water utilities are not available at the subject property. The design and installation of a subsurface sewage treatment system and well is to be subject to review and approval of the Building Official at the time a Building Permit is issued.  Easements. Section 11-8-12.A of the Subdivision Ordinance requires 10 foot wide drainage and utility easements to be dedicated at the perimeter of proposed Lot 1, Block 1. Additional drainage and utility easements may be required over portions of Lot 1, Block 1 stormwater management facilities related to the site plan or wetlands. All drainage and utility easements are to be subject to review and approval of the City Engineer. Concurrent with the dedication of drainage and utility easements with the proposed preliminary and final plat, existing drainage and utility easements dedicated with the Linco Addition plat will be vacated as they no longer serve a public purpose.  Park Dedication. Section 10-8-15 of the Subdivision Ordinance requires dedication of land or payment of a cash fee in lieu of land for the City’s parks system when a subdivision is approved creating new developable lots. The proposed preliminary and final plat is an adjustment in property lines between Lot 1, Block 1 Linco Addition and PID 118-500-314400; no new lots are established by the preliminary and final plat. Park dedication requirements do not apply to the proposed preliminary and final plat. Site and Building Plans. The purpose of the proposed preliminary and final plat is to expand the Linco lot to allow for construction of a separate one story, 7,800 square foot office building. The following paragraphs address the requirements of the Zoning Ordinance as applicable to the proposed site and building plans:  Building Materials. Principal buildings within the I-2 District must have exterior finishes comprised of materials required by Section 11-17-4.E.1 of the Zoning Ordinance. The submitted building elevations for the proposed building indicate that the exterior of the building is finished with Hardie Board horizontal lap siding with windows on all four 5 elevations and Hardie Board vertical seam siding in the roof gables. The proposed exterior materials comply with the requirements of the Zoning Ordinance except that the Zoning Ordinance specifies only vertical seam or board/batten siding for industrial buildings. We recommend reversing the application of horizontal and vertical siding patterns for the building walls and roof gables to comply with 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 measured to the mid-point of a pitched roof such as used for the proposed building. The proposed one-story building complies with the building height allowed within the I-2 District.  Outdoor Storage. There is existing outdoor storage upon the subject property as part of the home extended business and in accordance prior approvals in 2007. The site plan is to be revised to clearly designate outdoor storage areas to define the limits of such use going forward. The outdoor storage area is to be required to surfaced with aggregate material, which is to be subject to review and approval of the City Engineer.  Setbacks. The table below outlines the setbacks applicable to the proposed building as shown on the site plan. The proposed building complies with the setback requirements of the I-2 District established by Section 11-86-7.C of the Zoning Ordinance. 60th St. (CR 137) Side (East) Rear (North) Required 30ft. 20ft. 25ft. Proposed 65ft. 168ft. 315ft.  Building 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 coverage of the three buildings within the proposed lot is 13.6 percent of the lot area.  Access/Parking. Access to the proposed lot is via two existing driveways to 60th Street (CR 137). There is additional access to the subject property via existing driveways connected to through PID 118-500-314400. No changes are proposed to the driveways accessing Lot 1, Block 1, Linco 2nd Addition or PID 118-500-314400. The table below summarizes off-street parking for the proposed office building required by Section 11-21-8 of the Zoning Ordinance: Use Requirement Area Required Spaces Office 1 stall/200sf. 6,800sf. 31 Garage 1 stall/1,000sf. 1,000sf. 1 TOTAL 32 6 The site plan illustrates 32 off-street parking spaces within the parking area north of the proposed office building, as well as six spaces in a future parking area shown at the southwest corner of the proposed office building. The off-street parking area north of the building includes two accessible parking spaces to comply with ADA standards. The number of proposed parking spaces complies with the Zoning Ordinance. Parking stalls are shown to be 9-feet wide by 18-feet deep (with available two foot overhang) accessed by 24-foot wide drive aisles. The dimensions of the off-street parking stalls comply with the provisions of Section 11-21-7.A and B of the Zoning Ordinance. The drive aisles extending from 60th Street (CR 137) at the east access to the off-street parking area and the parking area are required to be surfaced with asphalt and surrounded by perimeter concrete curb as required by Section 11-21-7.C.3 and D of the Zoning Ordinance. The construction of the off-street parking area is subject to review and approval of the City Engineer prior to issuance of a building permit. The proposed and future off-street parking areas are 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.  Landscaping. No landscaping plan has been submitted. Existing landscaping within the subject site is limited to seven evergreen trees planted along 60th Street (CR 137) between the two driveways. We recommend that a landscape plan be prepared that provides for installation of 2-1/2” caliper overstory trees of a type approved by City staff along the 60th Street frontage from the east access to the east lot line and from the front to the front line of the proposed building 40 feet on center. This is consistent with a requirement of the 2007 approval that was not fully implemented.  Exterior Lighting. Section 11-16-6 of the Zoning Ordinance establishes performance standards for exterior lighting. Any new exterior light fixtures to be installed 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. All exterior lighting is to be subject to review and approval of the Zoning Administrator.  Signs. Section 11-37-5.C of the Zoning Ordinance allows one freestanding sign with an area not to exceed 100-square feet or height of 20-feet and wall signs not exceeding 100-square feet up to 15-percent of the area of the walls facing 60th Street (CR 137). Installation of any signs upon the subject property requires a sign permit subject to review and approval of the Zoning Administrator. 7  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 stored within an enclosure. Plans for the construction of an enclosure, if required, must be submitted to verify compliance the performance standards of the Zoning Ordinance at the time of application for a building permit. Development Contact. Section 11-9-7 of the Zoning Ordinance requires that a developer enter into a performance agreement with the City. The performance agreement will be combined with a development contract required with final plat approval as required by Section 10-10-4.A of the Subdivision Ordinance. The development contract is to be drafted by the City Attorney and subject to approval by resolution of the City Council. RECOMMENDATION City staff recommends approval of applications as outlined below. POSSIBLE ACTIONS A. Motion to recommend approval of a Zoning Map amendment; preliminary and final plat of the Linco 2nd Addition; and site and building plans for a 7,800 square foot office building subject to the following conditions: 1. The subject property shall be developed in accordance with the site and building plans submitted to the City subject to the stipulations, limitations, and conditions as approved by the City Council in accordance with Section 11-9-4 of the Zoning Ordinance. 2. Right-of-way dedication for 60th Street (CR 137) shall be subject to review by the City Engineer and approval of Wright County. 3. The proposed building elevations shall be revised to utilize vertical seam or board and batten siding patterns for the building walls. 4. The site plan shall be revised to define outdoor storage areas; outdoor storage shall not be expanded beyond the areas so designated unless approved in accordance with the Zoning Ordinance. 5. The construction specifications for the off-street parking area shall comply with Section 11-21-7.C.3 and D of the Zoning Ordinance, subject to review and approval of the City Engineer. 8 6. The developer shall submit a landscape plan and install of 2-1/2” caliper overstory trees along the 60th Street frontage from the east access to the east lot line and from the front to the front line of the proposed building 40 feet on center, subject to review and approval of the Zoning Administrator. 7. Any new exterior lighting fixtures shall have a 90 degree horizontal cut-off and shielding so that the light source is not directly visible, subject to review and approval of the Zoning Administrator. 8. Installation of any signs upon the property shall comply with Chapter 37 of the Zoning Ordinance and require issuance of a sign permit subject to review and approval of the Zoning Administrator. 9. Any outdoor storage of waste containers shall comply with Section 11-18-4 of the Zoning Ordinance, subject to review and approval of the Zoning Administrator. 10. All grading, drainage, and erosion control plans shall be subject to review and approval of the City Engineer. 11. The design and installation of a subsurface sewage treatment system and well shall be subject to review and approval of the Building Official. 12. The developer shall pay a Stormwater Impact Fee for Otsego Creek in accordance with the fee schedule at the time of final plat approval. 13. The developer shall enter into a development contract as required by Section 10- 10-4.A of the Subdivision Ordinance and Section 11-9-7 of the Zoning Ordinance, subject to review by the City Attorney and approval of the City Council. B. Motion to recommend the application be denied based on a finding that the request is inconsistent with the Comprehensive Plan and intent 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 Property Location Map Linco 2nd Addition 878 ft Overview Legend Highways Interstate State Hwy US Hwy Roads City/Township Limits c t Parcels Torrens PRELIMINARY PLATLINCO 2ND ADDITIONOFMeyer-RohlinLEGENDDATESHEETSHEETSREVISIONSBOOKPAGEDRAWN BYFILE NO.OF708 1st Avenue NE, #1Ph. 763.682.1781 www.meyerrohlin.comBuffalo, MN 55313REVIEWED BY03/14/2025251241140651 - 53AAN03/17/25 TCMMeyer-Rohlin LINCO 2ND ADDITIONMeyer-RohlinPRELIMINARY DRAFT FOR CITY REVIEW03/14/2025