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Item 4.1 I-94 West Contractor Suites3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com 1 PLANNING REPORT TO: Otsego Planning Commission FROM: D. Daniel Licht REPORT DATE: 14 May 2025 120-DAY DATE: 19 July 2025 RE: Otsego – I-94 West Contractor Suites TPC FILE: 101.02 BACKGROUND Acuity Landholdings LLC has submitted an application to develop an 11, 880 square foot building with up to seven suites upon Lot 2, Block 1 Otsego I-94 West Industrial Park 4th Addition. The proposed building is subject to site and building plan review in accordance with Section 11-9-3 of the Zoning Ordinance. The Planning Commission will consider the proposed development at their meeting on 19 May 2025. Exhibits: Site Location Map Architectural plans dated 03/10/25 (6 sheets) Civil plans dated 3-18-2025 (5 sheets) Photometric lighting plan dated 3/17/2025 ANALYSIS Comprehensive Plan. The subject property is guided for industrial uses by the Future Land Use Plan map of 2023 Comprehensive Plan. The proposed building is to be build-to-suit for up to seven business tenants in suites between 1,680 square feet to 1,800 square feet; one tenant could also occupy multiple suites. Development of the proposed multiple tenant building is an opportunity to add industrial space for small businesses within the City. The proposed development is consistent with the goals and policies of the Comprehensive Plan. Item 4.1 2 Zoning. The subject site is zoned I-2, General Industrial District, which provides for business locations with office, storage, warehouse, assembly, compounding and the like uses. The proposed building may be occupied by any permitted use in the I-2 District; those uses allowed as a conditional use or interim use within the I-2 District would require application for the appropriate zoning approval prior to occupancy. No outdoor storage is indicated on the submitted plans. Outdoor storage would include parking of any vehicles, trailers, or equipment outside of designated parking stalls, use of land/sea or detached accessory buildings for storage, material stockpiles, waste and recycling storage, etc. Unless approved with an interim use permit, outdoor storage will be prohibited. City staff further recommends that approval of the site and building plans include a stipulation that residential occupancy is prohibited. Building Materials. The architectural plans identify that the exterior of the proposed building is to be finished with architectural panels having three different textures/colors. The north elevation (front) of the building uses two panels with different vertical seem forms along with an artificial stone wainscoting. The sides and rear of the building use a stucco texture and a third color. The proposed exterior finish of the building complies with Section 11-17-4.E.1 of the Zoning Ordinance. Building Height. Buildings within the I-2 District may be up to 48 feet in height as allowed by Section 11-86-9 of the Zoning Ordinance. The height of the building is divided into three sections with the center section having a higher roof line. The height of the building measured to the mid-point of the center roof section is 26 feet, which complies with the Zoning Ordinance. Lot Requirements. Lots within the I-2 District are required to be a minimum of 2.0 acres in area with a minimum width of 200 feet by Section 11-86-6 of the Zoning Ordinance. The area of the existing lot platted with the Otsego I-94 West Industrial Park 4th Addition is 3.47 acres and its width is 265 feet. The existing lot of record complies with the minimum requirements of the I-2 District. Setbacks. The table below states the required setbacks applicable to the lot as established by Section 11-86-7 of the Zoning Ordinance and the setbacks measured from lot lines to the proposed building: 71st Street 70th Street Side Required 30ft. 30ft. 20ft. Proposed 64ft. 447ft. 38ft.30ft. Note that the preliminary plat was approved prior to 14 August 2002 and, as such, no wetland setback is required by Section 11-16-5.F of the Zoning Ordinance. The proposed building complies with applicable setback requirements. 3 Building Coverage. Section 11-86-8 of the Zoning Ordinance limits coverage of the lot by buildings to 50 percent of the lot area. The extent of wetlands within the existing lot of record greatly limits opportunity for location of principal or accessory structures within the lot. As a result, the proposed 11,880 square foot building covers only 7.9 percent of the lot. The proposed development complies with the building coverage limits of the I-2 District. Off-Street Parking. The subject lot is to be accessed from 71st Street, which is a local industrial street. The site plan has one 24 foot wide access at the center of the property, the design and location of which conforms with the requirements of Section 11-21-6 of the Zoning Ordinance. City staff has suggested the developer consider two accesses to 71st Street at the east and west ends of the off-street parking area to facilitate interior site circulation. The off street parking area is setback 15 feet from the right-of-way for 71st Street 30 feet from side lot lines. There is 45 feet between the north curb line and north elevation of the proposed building. The off-street parking area is shown to be paved with asphalt and surrounded by concrete curb and gutter. The design and construction of the off-street parking area is to comply with Section 11-21-7 of the Zoning Ordinance subject to review and approval of the City Engineer. Section 11-21-8 of the Zoning Ordinance requires industrial uses to provide one off-street parking space for each 200 square feet of office, one space for each 350 square feet of manufacture/assembly, and/or one space for each 1,000 square feet of warehouse. Based on minimal use of the building suites for office and warehouse space, there should be at least 14 off-street parking spaces on site for any vehicles not kept within the buildings. The width of the off-street parking area is sufficient to allow for a two-way drive aisle and 18 foot deep parking stalls along the north curb line. City staff recommends that nine foot wide parking spaces be striped on the pavement along the north curb line where there is sufficient area for 17 parking spaces, with one space being designated for disability accessibility. A minimum of 14 parking spaces are to be stripped onto the off-street parking area in accordance with Section 11-21-7.F of the Zoning Ordinance. The supply of off-street parking will need to be monitored in accordance with Section 11-21-4.C of the Zoning Ordinance as occupancy of the tenant spaces is proposed for buildout to ensure the required number of spaces are available. Landscaping. The site plan shows six overstory trees to be planted in the yard adjacent to 71st Street, whereas Sheet C5 includes generic landscape information cut/pasted from the Zoning Ordinance, including listing the proposed trees as red maple and white oak. Turf grass is required in the front yard and must include irrigation as required by Section 5-2-3.C.2 of the City Code. 4 Signs. The submitted plans do not identify proposed signs. Any signs are to comply with Chapter 37 of the Zoning Ordinance and require issuance of a sign permit by the Zoning Administrator prior to installation. Waste Storage. The submitted plans do not identify locations for waste storage within the buildings or an exterior enclosure. If any exterior trash containers are to be utilized, an enclosure(s) will need to be identified on the site plan that comply with the requirements of Section 11-18-4.C of the Zoning Ordinance and subject to approval of the Zoning Administrator. Exterior Lighting. Section 11-16-6.C.1 of the Zoning Ordinance limits the intensity of light at the property lines to not more than 0.4 foot-candles. Light fixtures are required to have a 90 degree horizontal cut-off as required by Section 11-16-6.C.3 of the Zoning Ordinance. The height of freestanding light fixtures is limited to 25 feet by Section 11-16-6.C.4.a of the Zoning Ordinance. The developer submitted a photometric lighting plan, but it is not overlaid on the site plan to confirm compliance with the Zoning Ordinance. An updated photometric plan will be required to be submitted with application for a building permit to verify compliance with the Zoning Ordinance. Utilities. Each suite has the opportunity for an interior restroom. The developer has submitted a utility plan for connection of the proposed building to City sewer and water utilities, which are available at the property. The City Engineer has met with the Utility Department to review the submitted plans and provided comments. All utility plans are subject to review and approval of the City Engineer. Utility Availability Charges were previously assessed to the lot of record. Utility Connection Charges will be collected when a building permit is issued for the building shell and additional Utility Connection Charges for each tenant space based on occupancy subject to Fee Schedule in effect at that time. Grading Plan. Plans for grading, erosion control, and stormwater management have been submitted for the property. All grading, drainage, and erosion control plans are subject to review and approval of the City Engineer. Common Interest Community. The subject property can exist as rental units under single ownership or with individual ownership by Common Interest Community. If a Common Interest Community ownership arrangement is planned, declaration documents are to be submitted and are subject to review of the City Attorney and approval of the City Council in the manner of a final plat. SIPA. Section 11-9-7 of the Zoning Ordinance requires that the developer enter into a performance agreement with the City to provide for construction of the project improvements within the subject property. The City Attorney will draft the performance agreement, which is subject to approval by City Council resolution. 5 RECOMMENDATION City staff recommends approval of site and building plans for Otsego I-94 West Industrial Condos subject to the conditions outlined below. POSSIBLE ACTIONS A. Motion to recommend approval of site and building plans for Lot 2, Block 1, Otsego I-94 West Industrial Park 4th Addition 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. Uses occupying the principal building shall include those permitted uses allowed within the I-2 District or those conditional or interim uses subject to approval of the applicable zoning application; residential occupancy of the principal building is prohibited. 3. Off-Street Parking: a. The site plan shall be revised to designate a minimum of 14 off-street parking spaces. b. The supply of off-street parking shall conform with Section 11-21-4.C of the Zoning Ordinance related to change in occupancy to ensure the number of spaces required by the Zoning Ordinance are available. c. The design and construction of the off-street parking area shall comply with Section 11-21-7 of the Zoning Ordinance subject to review and approval of the City Engineer. 4. Landscaping: a. The landscape plan shall specify turf grass in the front yard. b. Irrigation shall be provided for all turf grass and planting areas as required by Section 5-2-3.C.2 of the City Code. 5. All signs shall comply with Chapter 37 of the Zoning Ordinance, subject to issuance of a sign permit of the Zoning Administrator. 6 6. Any exterior storage of waste containers shall provide for an enclosure that complies with the requirements of Section 11-18-4.C of the Zoning Ordinance, which is subject to review and approval of the Zoning Administrator. 7. The photometric lighting plan shall be revised to be overlaid upon the site plan and is subject to review and approval of the Zoning Administrator prior to issuance of a building permit. 8. All utility plans are subject to review and approval of the City Engineer. 9. One Utility Connection Charges shall be collected when a building permit is issued for the building shell and additional Utility Connection Charges shall be paid for each tenant space based on occupancy subject to Fee Schedule in effect. 10. All grading, drainage, and erosion control plans are subject to review and approval of the City Engineer. 11. Subdivision of the subject property by Common Interest Community shall require submission of declaration documents and be subject to review by the City Attorney and approval of the City Council in the manner of a final plat. 12. The developer shall enter into a Site Improvement Performance Agreement Section 11-9-7 of the Zoning Ordinances drafted by the City Attorney and subject to 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 does not comply with the requirements 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 Jason Coombe, Building Official Property Location 921 ft Overview Legend Highways Interstate State Hwy US Hwy Roads City/Township Limits c t Parcels Torrens 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-2%7,7/('5$:1%<'$7(6$/(65(3&867,1,7,$//ŚĞƌĞďǇĐĞƌƚŝĨǇƚŚĂƚƚŚŝƐƉůĂŶ͕ƐƉĞĐŝĨŝĐĂƚŝŽŶ͕ŽƌƌĞƉŽƌƚǁĂƐƉƌĞƉĂƌĞĚďǇŵĞŽƌƵŶĚĞƌŵǇĚŝƌĞĐƚƐƵƉĞƌǀŝƐŝŽŶĂŶĚƚŚĂƚ/ĂŵĂĚƵůǇ>ŝĐĞŶƐĞĚƌĐŚŝƚĞĐƚƵŶĚĞƌƚŚĞůĂǁƐŽĨƚŚĞƐƚĂƚĞŽĨDŝŶŶĞƐŽƚĂ͘^ŝŐŶĂƚƵƌĞ͗ͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺdǇƉĞĚŽƌWƌŝŶƚĞĚŶĂŵĞ͗DŝĐŚĂĞů:ƵŚůĂƚĞ͗>ŝĐĞŶƐĞEƵŵďĞƌ͗ϰϲϱϲϴ),567675((7%(&.(5012)),&(6758&785$/%8,/',1*6&20&23<5,*+76758&785$/%8,/',1*6$&8,7<+2/',1*6&21'2'(9$0-35(/,0,1$5<127)25&216758&7,21',0$*(6$'9,(:$'9,(:$'9,(:1R 'DWH BLOCH ENGINEERING, PLLCblochengineering.com32210 XEON ST NWCAMBRIDGE, MN 55008krystle@blochengineering.comNCHBLENGINEERINGTHE SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS UTILITY QUALITY LEVEL D.THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CI/ASCE 3-2,ENTITLED "STANDARD GUILDELINES FOR THE COLLECTION AND DEPICTION OF EXISTINGSUBSURFACE UTILITY DATA."CONTRACTOR SHALL FIELD VERIFY EXACT LOCATIONS PRIOR TO COMMENCING CONSTRUCTION AS REQUIRED BYSTATE LAW. GSOC INFORMATION ABOVE.GOVERNING STANDARDS: COUNTY OF WRIGHT STANDARDS, CITY OF OTSEGO STANDARD CONTRACT DOCUMENTS ANDTECHNICAL SPECIFICATIONS FOR UTILITY AND STREET CONSTRUCTION, LATEST EDITION OF THE MINNESOTA DEPARTMENTOF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" , LATEST VERSION OF THE "MINNESOTAMANUAL OF UNIFORM TRAFFIC CONTROL DEVICES" (MMUTCD)ACUITY HOLDINGS CONDO DEVELOPMENTOTSEGO, MNPROJECT AREA (APPROX.) GGGGGGGGGGGGGGGSSSSSSSSSSSSSSFO FO F O WATWATWATWATWATWATWATWATWATWATWATWATWATSSSSSWETLANDWETLAND WETLANDWETLANDWETLANDWETLANDWETLANDWETLANDWETLANDWETLANDWE T L A N D WETLAND WETLANDWETLANDWETLANDWETLANDWE T L A N D WETLANDWE T LAND WET LAND WETLAND WETLANDWETLANDWETLANDWETLANDWETLANDWETLAND WETLAND WETLANDBLOCH ENGINEERING, PLLCblochengineering.com32210 XEON ST NWCAMBRIDGE, MN 55008krystle@blochengineering.comNCHBLENGINEERINGEXISTING TRAILER TO BE REMOVED PRIOR TO GRADING PROPOSEDBUILDING12,000 SFFFE = 966.0GGGGGGGGGGGGGGGSSSSSSSSSSSSSSFO FO FO WATWATWATWATWATWATWATWATWATWATWATWATWATSSSSSWETLANDWETLAND WETLANDWETLANDWETLANDWETLANDWETLANDWETLANDWETLANDWETLANDWE T L A N D WETLAN D WETLANDWETLANDWETLANDWETLANDWE T L A N D WETLANDWETLANDWETLAND WETLAND WETLANDWETLANDWETLANDWETLANDWETLANDWETLAND WETLAND WETLAND 30.00'24.00'198.13'60.13'45.38'PROPOSED FILTRATIONBOTTOM = 960.0TOP = 962.0UNDERDRAIN OUTLET @ 959.3100YR HWL = 961.55ASSUMED GW ELEV = 955 PER AET GEOTECH REPORT2' CURBCUT &RIPRAPSANUPUPUPUPUPUPUPBLOCH ENGINEERING, PLLCblochengineering.com32210 XEON ST NWCAMBRIDGE, MN 55008krystle@blochengineering.comNCHBLENGINEERINGCONNECT TO EXISTING 6" PVC SDR 26 SANITARY SERVICECLEANOUTS AT BENDS (TYP)64 LF - 6" PVC SDR 26SANITARY SEWER@ 2.08%CONNECT TO EXISTING 6" DIP WATER SERVICE60 LF - 6" XXX WATER SERVICE PROPOSEDBUILDING12,000 SFFFE = 966.0GGGGGGGGGGGGGGGSSSSSSSSSSSSSSFO FO FO WATWATWATWATWATWATWATWATWATWATWATWATWATSSSSS961962963963964964964965965965966966WETLANDWETLAND WETLANDWETLANDWETLANDWETLANDWETLANDWETLANDWETLANDWETLANDWE T L A N D WETLAN D WETLANDWETLANDWETLANDWETLANDWE T L A N D WETLANDWETLANDWETLAND WETLAND WETLANDWETLANDWETLANDWETLANDWETLANDWETLAND WETLAND WETLAND 30.00'24.00'198.13'60.13'45.38'PROPOSED FILTRATIONBOTTOM = 960.0TOP = 962.0UNDERDRAIN OUTLET @ 959.3100YR HWL = 961.55ASSUMED GW ELEV = 955 PER AET GEOTECH REPORT2' CURBCUT &RIPRAPSAN965.60965.45965.10964.80964.50964.43966.00966.00UPUPUPUPUPUPUPSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SFBLOCH ENGINEERING, PLLCblochengineering.com32210 XEON ST NWCAMBRIDGE, MN 55008krystle@blochengineering.comNCHBLENGINEERINGDOUBLE ROW SILT FENCE ALONG WETLANDTEMP. CONSTRUCTION EXITVALLEY GUTTERTO ENSURE PROPOSED RUNOFF TRAVELS TO PONDRATHER THAN STREET PROPOSEDBUILDING12,000 SFFFE = 966.0GGGGGGGGGGGGGGSSSSSSSSSSSSSSFO FO FO WATWATWATWATWATWATWATWATWATWATWATWATWATSSSSSWETLANDWETLAND WETLANDWETLANDWETLANDWETLANDWETLANDWETLANDWETLANDWETLANDWE T L A N D WETLAN D WETLANDWETLANDWETLANDWETLANDWE T L A N D WETLANDWETLANDWETLAND WETLAND WETLANDWETLANDWETLANDWETLANDWETLANDWETLAND WETLAND WETLAND 30.00'24.00'198.13'60.13'45.38'PROPOSED FILTRATIONBOTTOM = 960.0TOP = 962.0UNDERDRAIN OUTLET @ 959.3100YR HWL = 961.55ASSUMED GW ELEV = 955 PER AET GEOTECH REPORT2' CURBCUT &RIPRAPSANUPUPUPUPUPUPUPSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SFBLOCH ENGINEERING, PLLCblochengineering.com32210 XEON ST NWCAMBRIDGE, MN 55008krystle@blochengineering.com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ain Office: 3601 Thurston Avenue, Anoka, MN 55303 Phone: 763/427-5860 www.haa-inc.com MEMORANDUM TO: Honorable Mayor and City Council CC: Adam Flaherty, City Administrator Audra Etzel, City Clerk Daniel Licht, City Planner Dave Kendall, City Attorney Dustin Heggum, Acuity Holdings Krystle Block, Bloch Engineering FROM: Ronald Wagner, P.E. City Engineer DATE: May 7, 2025 RE: ACG Condos We have reviewed the following information provided by Bloch Engineering on behalf of Acuity Holding regarding the ACG Condos. Site Development Plans for ACG Condos, Otsego, dated 3/18/2025. The submittal is to be considered for preliminary acceptance. We would offer the following comments: Cover Sheet – C1 1. Add CEAM to governing standards. 2. Add City Engineer signature block. Existing and Removal Plan – C2 3. Add street saw cut and removal for sanitary sewer connection. Site & Utility Plan – C3 4. Water service can be reduced to 2” water service and new valve per size of building and no fire suppression system required. 5. Sidewalk required to utility room. 6. Sewer can go directly across to north side of 71st Street and connect with sewer wye. Street can be removed and replaced. The City of Otsego will be placing an overlay in 2026. ACG Condos Page 2 Grading & Erosion Control Plan – C4 7. Does the filtration pond have drain tile under the bottom of the pond or is it designed to continue into the soil beneath the filtration layer? Knowing the tight soils in this area, we would need a infiltration test of the in situ soils. 8. Please provide a typical detail of the parking lot pavement section and curb. 9. Please use standard detail plate in the Engineering Manuel found on-line for construction entrance and valley gutter. Landscape Plan 10. No comments other than placing sheet title in block. Other Consideration 11. No comments. Summary and/or Recommendation 12. Please make the corrections listed above and re-submit.