Item 3.1 Particle Control Inc.3601 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
REPORT DATE: 14 August 2025
120-DAY DATE: 4 November 2025
RE: Otsego – Particle Control, Inc.
TPC FILE: 101.02
BACKGROUND
Particle Control, Inc. has submitted an application to develop a 38,400 square foot food
processing building with future 87,500 square foot warehouse expansion upon Lots 3 and 4,
Block 2 Otsego I-94 West Industrial Park 4th Addition. The proposed 14.08 acre development is
subject to site and building plan review in accordance with Section 11-9-3 of the Zoning
Ordinance. The developer is also requesting approval of a preliminary plat, final plat, and
vacation of existing drainage and utility easements combing the two existing lots as provided
for by the Subdivision Ordinance. The Planning Commission will consider the proposed
development at a public hearing noticed for 18 August 2025.
Exhibits:
Site Location Map
Architectural plans dated 6-25-25 (7 sheets)
Civil plans dated 07/07/25 (12 sheets)
Final Plat
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 occupied by a new
division of Particle Control, Inc., which will maintain their existing facility in Albertville.
Development of the proposed food processing facility is an opportunity to add both industrial
space and employment within the City consistent with the goals and policies of the
Comprehensive Plan.
Item 3.1
2
Zoning. The subject site is zoned I-2, General Industrial District, which provides for business
locations with office, storage, processing, assembly, compounding, warehousing and similar
uses. The proposed use of the property is a permitted use in the I-2 District.
Surrounding Uses. The subject property is surrounded by the following existing and planned
land uses:
Direction Land Use Plan Zoning Map Existing Use
North Industrial I2 District Michels
East Industrial PUD District Otsego Condos
South Public INS District MnRoad
West Industrial I2 District Wright Co. Highway
Preliminary Plat/Final Plat:
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 lot proposed on the preliminary plat is to be 7.42 acres and is 420 feet wide
measured at along a line between the side lot lines at a tangent with the front lot line.
The proposed lot complies with the minimum requirements of the I-2 District.
Utility Availability. Utility Availability Charges were previously assessed to the subject
property. 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.
Stormwater Impact. The subject property exists as two platted lots. The proposed
preliminary plat and final plat do not create additional impacts within the Otsego Creek
watershed. As such, no Stormwater Impact Fee to required to be paid with approval of
the final plat.
Outlots. The proposed final plat includes Outlot A, which is a 6.65 acre parcel
encompassing two existing wetlands and a proposed stormwater basin. Outlot A is to
be transferred to the City by warranty deed for stormwater management purposes.
Easements. Section 10-8-12 of the Subdivision Ordinance establishes requirements for
drainage and utility easements to be dedicated with the proposed final plat. These
easements include the perimeter of all lots, over any in-ground utilities, or overland
drainageway. The required drainage and utility easement are illustrated on the final
plat as required by the Subdivision Ordinance.
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There are existing drainage and utility easements recorded over the existing two lots.
These will be superseded by dedication of new drainage and utility easements dedicated
with the proposed final plat. The existing drainage and utility easements serve no public
purpose and are to be vacated.
All drainage and utility easements are subject to review and approval of the City
Engineer.
Park Dedication. The combination of the two existing lots comprising the subject
property does not impact the City park system. No dedication to the City for park
purposes is required for approval of the final plat.
Site and Building Plans:
Building Materials. The architectural plans identify that the exterior of the proposed
building is to be finished with precast architectural panels. The elevations feature
vertical rib forms broken by two horizontal bands with a smooth or textured aggregate
finish. No colors are identified. 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 proposed building height 28
feet, which complies with the Zoning Ordinance.
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. Both the Phase 1 and Phase 2 building comply
with applicable setback requirements.
71st
Street
Kadler
Avenue
Side Rear
West East
Required 30ft. 30ft. 20ft. 25ft.
Phase 1 65ft. NA 105ft. 97ft. NA
Phase 2 NA 130ft. 45ft. 95ft. 65ft.
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 proposed 33,000 square foot building and
future 87,500 square foot expansion will cover 11.8 percent and 39.0 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 two 32 foot wide access at the corners of the lot, the
design and location of which conforms with the requirements of Section 11-21-6 of the
Zoning Ordinance.
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The off street drive aisles and parking area is setback more than 30 feet from the right-
of-way for 71st Street and 10 feet from side lot lines. 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 and one space for each 1,000
square feet for shop, production and/or warehouse activities. The calculation of
required off-street parking spaces is shown in the following table:
Use Requirement Area Required
Spaces Gross Net
Office 1/200sf. 4,200sf. 3,780sf. 19
Shop 1/1,000sf. 1,200sf. 1,080sf. 2
Production 1/1,000sf. 16,500sf. 14,850sf. 15
Warehouse 1/1,000sf. 16,500sf. 14,850sf. 15
TOTAL 51
The site plan illustrates 42 off-street parking spaces for passenger vehicles and six semi-
tractor/trailer parking spaces, or three spaces less than required. We recommend that
the site plan be revised to extend the row of parking at the northwest corner of the
proposed building to include an additional three parking spaces in order to comply with
the requirements of the Zoning Ordinance.
The width of the asphalt surface on the east and west sides of the building adequate to
allow for 24 foot wide two-way drive aisles and 20 foot deep parking spaces. The design
of the off-street parking stalls complies with Section 11-21-7 of the Zoning Ordinance.
The design and construction of the off-street parking spaces is to be subject to review
and approval of the City Engineer.
Landscaping. A landscape plan has been prepared based on the proposed food
processing use of the property to avoid potential commination from plantings. Tree
plantings are limited to five black hills spruce trees to be installed along the east
property line of Lot 1, Block 1 with the balance of landscaping comprised of turf grass
and natural grasses. Turf grass is required to be irrigated as required by Section 5-2-
3.C.2 of the City Code.
Signs. The submitted plans do not identify a proposed freestanding sign. The
architectural plans include a wall sign on each of the east and south elevations. All 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.
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Waste Storage. The submitted plans identify a waste storage location adjacent to the
loading docks on the east side of the building. The exterior containers must be enclosed
by a fence structure that complies 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 must submit a photometric lighting
plan with application for a building permit to verify compliance with the Zoning
Ordinance.
Utilities. A utility plan has been submitted for connection to City sewer and water
utilities. 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.
Grading Plan. Plans for grading, erosion control, and stormwater management have
been submitted for the proposed development. All grading, drainage, and erosion
control plans are subject to review and approval of the City Engineer.
Development Contact. Section 10-10-4.A of the Subdivision Ordinance requires execution of a
Development Contract with final plat approval by to provide for completion of public
improvements, establishment of required securities, and payment of applicable fees related to
the subdivision of the subject property. Section 11-9-7 of the Zoning Ordinance further requires
that the developer enter into a Site Improvement Performance Agreement with the City to
provide for construction of the project improvements approved with the site and building
plans. The City Attorney will draft a Development Contract addressing both the subdivision and
site improvements for approval by the City Council.
RECOMMENDATION
City staff recommends approval of the Otsego I-94 West Fifth Addition and site and building
plans for Lot 1, Block 1, subject to the conditions outlined below.
POSSIBLE ACTIONS
A. Motion to recommend approval of a preliminary plat, final plat, and vacation of
drainage and utility easements for Otsego I-94 West Industrial Park; and approval of site
and building plans for Lot 1, Block 1 therein, subject to the following conditions:
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1. Approval of the preliminary plat shall not guarantee access to sanitary sewer
service. The City shall only allocate sanitary sewer capacity to approved final plats
with signed development contracts to assure the City of timely development.
2. 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.
3. 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.
4. The site plan shall be revised to designate a minimum of 51 off-street parking
spaces.
5. The design and construction of off-street drive aisles and parking areas shall
comply with Section 11-21-7 of the Zoning Ordinance, subject to review and
approval of the City Engineer.
6. Irrigation shall be provided for all turf grass and planting areas as required by
Section 5-2-3.C.2 of the City Code.
7. All signs shall comply with Chapter 37 of the Zoning Ordinance, subject to
issuance of a sign permit of the Zoning Administrator.
8. 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,
subject to review and approval of the Zoning Administrator.
9. A photometric lighting plan shall be submitted and is subject to review and
approval of the Zoning Administrator prior to issuance of a building permit.
10. All utility plans are subject to review and approval of the City Engineer.
11. All grading, drainage, and erosion control plans are subject to review and
approval of the City Engineer.
12. All drainage and utility easements are subject to review and approval of the City
Engineer.
13. Outlot A shall be conveyed to the City by warranty deed free and clear of any and
all encumbrances for stormwater management purposes.
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14. The developer shall execute a Development Contract as 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
does not comply with the requirements of the Zoning Ordinance or Subdivision
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
Subject Property
Particle Control, Inc.
461 ft
Overview
Legend
Highways
Interstate
State Hwy
US Hwy
Roads
City/Township Limits
c
t
Parcels
NWI (DNR)
Torrens
PONDING (VERIFYSETBACK FROM WETLAND)EXISTING POND98'-0"150'-0"220'-0"70'-0"220'-0"350'-0"60'-0"90'-0"70'-0"70'-0"32'-0"20'-0"24'-0"24'-0"60'-0"5'20'-0"24'-0"40'-0"39'-0"77'-0"20'-0"20'-0"32'-0"PHASE 1OFFICE/SHOP5,400 SFPHASE 1PROD/WAREHOUSE33,000 SFPHASE 2WAREHOUSE87,500 SFEMPLOYEE PARKING30 STALLS6 TANKER PARKING STALLS(44' TANKERS)14 VISITOR PARKING STALLS2 TRUCK BAYS3 FUTURETRUCK BAYS20' FIRE LANE20' FIRE LANE20' FIRE LANE1,000 GALLONPROPANE TANKTRASHTRUCKPARKINGTRASHCNDEMPLOYEEPARKING12 STALLSFDCRAILING
FIREPROTECTIONBREAKROOMPRESSUREWASHERMAINELECTRICAL800AMP800AMPFURNANCEAIRCOMPAIRCOMPPRESSUREWASHERPRESSUREWASHERFURNANCE666FORKLIFTCHARGINGFORKLIFTCHARGINGFORKLIFTCHARGING10PALLET WRAPPINGSTATION (6' DIAMETER)F.D.F.D.F.D.F.D.F.D.F.D.F.D.F.D.
604.7 Dispensers (MN amended).Toilet paper dispensers shall comply with Section 309.4.Dispensers located above the grab bar shall be recessedand the outlet of the dispenser shall be located within an area 24inches (610 mm) minimum and 36 inches (915 mm) maximumfrom the rear wall. Where the dispenser is located below thegrab bar, the outlet of the dispenser shall be located within anarea 24 inches (610 mm) minimum and 42 inches (1065 mm)maximum from the rear wall. The outlet of the dispenser shallbe located 18 inches (455 mm) minimum and 48 inches(1220 mm) maximum above the floor. Dispensers shall complywith Section 609.3. Dispensers shall not be of the type thatcontrol delivery, or do not allow continuous paper flow.
9880
PROJECT LOCATIONSITEMINNESOTAPARTICLE CONTROLSITE IMPROVEMENT PROJECTOTSEGO, MNCITY OF OTSEGO, MNWRIGHT COUNTYSITESITESITECITY ENGINEER APPROVALINDEX OF CIVIL SITE DRAWINGS:CIVIL ENGINEERINGSITE DESIGN6062 Lambert Ave NEAlbertvile, MN 55301Keith Arnskeith@particlecontrolinc.com
FIRST FLOOR 60x90 = 5,400 SFSECOND FLOOR 60x90 = 5,400 SFFFE=969.00150 x 220 = 33,000 SFFFE=969.00DOCK=965.00150 x 70 = 10,500 SF330 x 200 = 66,000 SFFFE=969.00DOCK=965.00PROPANE TANKSLAB ELV=966.5TRASHCONTAINERTRASHPADWALLPRO ECT LOCATIONEXISTING PROPERTY DESCRIPTIONLEGEND:SET ACKS:PARKING DATAILDING SEPROPOSED PROPERTY DESCRIPTIONINDEX OF CIVIL SITE DRAWINGS:CIVIL ENGINEERINGSITE DESIGN6062 Lambert Ave NEAlbertvile, MN 55301Keith Arnskeith@particlecontrolinc.comLOT RE IRMENTS:S RVEY DATA
FIRST FLOOR 60x90 = 5,400 SFSECOND FLOOR 60x90 = 5,400 SFFFE=969.00150 x 220 = 33,000 SFFFE=969.00DOCK=965.00150 x 70 = 10,500 SF330 x 200 = 66,000 SFFFE=969.00DOCK=965.00PROPANE TANKSLAB ELV=966.5TRASHCONTAINERTRASHPADWALLINDEX OF CIVIL SITE DRAWINGS:CIVIL ENGINEERINGSITE DESIGN6062 Lambert Ave NEAlbertvile, MN 55301Keith Arnskeith@particlecontrolinc.comSITE PLAN NOTESSITE DATA:GENERAL NOTESKEY NOTES:S RVEY DATALEGEND:
FIRST FLOOR 60x90 = 5,400 SFSECOND FLOOR 60x90 = 5,400 SFFFE=969.00150 x 220 = 33,000 SFFFE=969.00DOCK=965.00150 x 70 = 10,500 SF330 x 200 = 66,000 SFFFE=969.00DOCK=965.00PROPANE TANKSLAB ELV=966.5TRASHCONTAINERTRASHPADWALLLEGEND:INDEX OF CIVIL SITE DRAWINGS:CIVIL ENGINEERINGSITE DESIGN6062 Lambert Ave NEAlbertvile, MN 55301Keith Arnskeith@particlecontrolinc.comSURVEY DATA
FIRST FLOOR 60x90 = 5,400 SFSECOND FLOOR 60x90 = 5,400 SFFFE=969.00150 x 220 = 33,000 SFFFE=969.00DOCK=965.00150 x 70 = 10,500 SF330 x 200 = 66,000 SFFFE=969.00DOCK=965.00PROPANE TANKSLAB ELV=966.5TRASHCONTAINERTRASHPADWALLLEGEND:INDEX OF CIVIL SITE DRAWINGS:CIVIL ENGINEERINGSITE DESIGN6062 Lambert Ave NEAlbertvile, MN 55301Keith Arnskeith@particlecontrolinc.comSURVEY DATA
90°90°90°90°
90°FIRST FLOOR 60x90 = 5,400 SFSECOND FLOOR 60x90 = 5,400 SFFFE=969.00150 x 220 = 33,000 SFFFE=969.00DOCK=965.00150 x 70 = 10,500 SF330 x 200 = 66,000 SFFFE=969.00DOCK=965.00PROPANE TANKSLAB ELV=966.5TRASHCONTAINERTRASHPADWALLLEGEND:SURVEY DATAINDEX OF CIVIL SITE DRAWINGS:CIVIL ENGINEERINGSITE DESIGN6062 Lambert Ave NEAlbertvile, MN 55301Keith Arnskeith@particlecontrolinc.com
EROSION CONTROL INSTALLATION SCHEDULEEROSION CONTROL NOTESEROSION CONTROL MAINTENANCE SCHEDULEVEGETATION GROUND COVER SCHEDULESWPP NARRATIVEPOLLUTION PREVENTION NOTESRESPONSIBLE PARTYDESIGN CALCULATIONSOwner: Partical Control Inc.Contractor:Manager:ER S N NTR L UANT T ESTEMPORARY SEDIMENT BASINL AT N S RE U RE ENTS N LANSSWPPP AMENDMENTSRET L ATNINDEX OF CIVIL SITE DRAWINGS:CIVIL ENGINEERINGSITE DESIGN6062 Lambert Ave NEAlbertvile, MN 55301Keith Arnskeith@particlecontrolinc.comE ST NG R ERTY DES R T NR SED R ERTY DES R T NSURVEY DATAS TE DATA:
FIRST FLOOR 60x90 = 5,400 SFSECOND FLOOR 60x90 = 5,400 SFFFE=969.00150 x 220 = 33,000 SFFFE=969.00DOCK=965.00150 x 70 = 10,500 SF330 x 200 = 66,000 SFFFE=969.00DOCK=965.00PROPANE TANKSLAB ELV=966.5TRASHCONTAINERTRASHPADWALLLEGEND:INDEX OF CIVIL SITE DRAWINGS:CIVIL ENGINEERINGSITE DESIGN6062 Lambert Ave NEAlbertvile, MN 55301Keith Arnskeith@particlecontrolinc.com
LEGEND:DE L T N N TESINDEX OF CIVIL SITE DRAWINGS:CIVIL ENGINEERINGSITE DESIGN6062 Lambert Ave NEAlbertvile, MN 55301Keith Arnskeith@particlecontrolinc.comRET L ATNE ST NG R ERTY DES R T NSURVEY DATA
,1'(;2)&,9,/6,7('5$:,1*6 &,9,/(1*,1((5,1*6,7('(6,*1/DPEHUW$YH1($OEHUWYLOH01.HLWK$UQVNHLWK#SDUWLFOHFRQWUROLQFFRP
,1'(;2)&,9,/6,7('5$:,1*6 &,9,/(1*,1((5,1*6,7('(6,*1/DPEHUW$YH1($OEHUWYLOH01.HLWK$UQVNHLWK#SDUWLFOHFRQWUROLQFFRP&21&5(7(3$9(0(17+($9<'87<%,780,12863$9(0(17&21&5(7(3$9(0(17/,*+7'87< 35,9$7(6,'(:$/. 0$7&+(;,67,1*%,780,1286685)$&,1*&5266*877(56/23('(7$,/
FIRST FLOOR 60x90 = 5,400 SFSECOND FLOOR 60x90 = 5,400 SFFFE=969.00150 x 220 = 33,000 SFFFE=969.00DOCK=965.00150 x 70 = 10,500 SF330 x 200 = 66,000 SFFFE=969.00DOCK=965.00PROPANE TANKSLAB ELV=966.5TRASHCONTAINERTRASHPADWALLINDEX OF CIVIL SITE DRAWINGS:CIVIL ENGINEERINGSITE DESIGN6062 Lambert Ave NEAlbertvile, MN 55301Keith Arnskeith@particlecontrolinc.comSURVEY DATA
OTSEGO I-94 WEST INDUSTRIAL PARK FIFTH ADDITIONMeyer-RohlinPRELIMINARY DRAFT FOR CITY REVIEW - 05/30/2025