Item 3.3 Queens Ave3601 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: 28 August 2025
120-DAY DATE: 11 December 2025
RE: Otsego – Queens Ave Otsego; Preliminary/Final Plat
TPC FILE: 101.02
BACKGROUND
104 Investments, LLC is proposing development of a 36,000 square foot industrial building on a
14.78 acre parcel located at the northeast quadrant of Queens Avenue and 65th Street. The
subject property is currently developed with a single family dwelling. The proposed
development requires consideration of a Zoning Map amendment, preliminary plat, final plat,
site and building plan review and Interim Use Permit for outdoor storage. The developer is
proposing an initial application to plat the property with a lot for the industrial use and another
for the existing single family dwelling. A subsequent application will be submitted for site and
building plan review and an Interim Use Permit for the development of the industrial lot. A
public hearing to consider the Zoning Map amendment and preliminary plat has been noticed
for the Planning Commission meeting on 15 September 2025 at 7:00PM.
Exhibits:
Site Location Map
Building plan dated 07-31-25
Concept Plan dated 07/30/25
Preliminary plat dated 31 July 2025
Final plat
Item 3.3
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ANALYSIS
Zoning. The subject property is zoned A-1, Agriculture Rural Service District consistent with the
interim land use plan policy of the 2023 Otsego Comprehensive Plan that directs A-1 District
zoning is to be maintained until such time as a parcel is proposed for development. Platting and
development of Lot 1, Block 1 with an industrial use requires consideration of a Zoning Map
amendment to rezone the parcel to I-1, Limited Industrial District. Lot 2, Block 1 will remain
zoned A-1 District until such time as redevelopment of the existing single family residential use
to an industrial use is proposed. Consideration of the requested Zoning Map amendment is to
be 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 2023 Otsego Comprehensive Plan guides the subject property for future
industrial land uses within the East Sewer District. Industrial development is a goal of
the Comprehensive Plan so as to diversify the tax base and lessen dependance of
residential properties and to create employment opportunities within Otsego. The Future
Land Use Plan identifies the area on the east and west sides of Queens Avenue as an
appropriate location for development of industrial uses based on proximity and access to
TH 101. The proposed subdivision is consistent with the goals and policies of the 2023
Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The following table summarizes existing and planned land uses in the area
surrounding the subject property. The proposed development is characteristic of the
development along Queens Avenue and the proposed subdivision will be compatible with
existing and planned uses in the area.
Direction Land Use Plan Zoning Map Existing Use
North Industrial I-1 District R+L Carriers
East Industrial A-1 District Rural residential
South Industrial I-1 District Blue Dot
West Industrial I-2 District Gateway North
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 subdivision and development of the industrial lot will be
required to comply with all requirements of the Zoning Ordinance, Subdivision
Ordinance, and Engineering Manual.
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4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: Lot 1, Block 1 is to be accessed via Queens Avenue, which the Transportation
Plan designates as a Commercial/Industrial Collector Street. Queens Avenue intersects
70th Street (CSAH 38) to the north, which is also designated as a Commercial/Industrial
Collector Street. Queens Avenue and 70th Street (CSAH 38) are designed to accommodate
up to 15,000 vehicle trips per day, including semi-tractor trailer traffic accessing TH 101.
The traffic that will be generated by the proposed use is within the capacity available on
Queens Avenue and 70th Street (CSAH 38).
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 property is located within the East Sewer District established by
the 2023 Otsego Comprehensive Plan. Sewer and water utilities are available at the
subject property with sufficient capacity to accommodate the proposed use. The City has
the ability to provide all other required municipal services to the subject property within
the East Sewer District.
Concept Plan. The developer has submitted a concept plan and building plans for development
of Lot 1, Block 1. Approval to implement the development plans for Lot 1, Block 1 require
application for site and building plan review and an Interim Use Permit to allow the illustrated
outdoor storage area. The need for additional applications may be identified based on City
staff review of more detailed plans for compliance with the provisions of the Zoning Ordinance.
No entitlement for development of Lot 1, Block 1 is being considered with the current
application.
Lot Requirements. Lots within the I-1 District are required to be a minimum of one acre in area
and have a minimum width of 200 feet measured at the setback line from the front lot line in
accordance with Section 11-85-7.A and B of the Zoning Ordinance. The lots proposed on the
preliminary and final plat comply with the minimum requirements of the I-1 District.
Min. Lot Area Min. Lot Width
Required 1.00ac. 200ft.
Lot 1, Block 1 5.01ac. 550ft.
Lot 2, Block 1 6.37ac. 493ft.
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Setbacks. The table below outlines I-1 District setbacks established by Section 11-85-7.C of the
Zoning Ordinance applicable to Lot 1, Block 1 and future application of I-1 District setbacks to
Lot 2, Block 1. The concept plan for Lot 1, Block 1 complies with these setback requirements.
Queens
Ave.
70th St. East South North Wetland
Lot 1, Block 1 30ft. NA 20ft. 10ft. 10ft. 40ft.
Lot 2, Block 1 30ft. 30ft. 10ft. NA 20ft. 40ft.
Site Coverage. Section 11-85-8 of the Zoning Ordinance establishes maximum site coverage
limits for lots within the I-1 District. Budlings and structures may not occupy more than 50
percent of the lot area and all impervious surfaces may not exceed 85 percent of the lot area.
The proposed 36,000 square foot building to be developed on Lot 1, Block 1 would cover 16.5
percent of the 5.01 acre area of the lot. Impervious surfaces coverage is not identified and will
be required to be shown on a site plan submitted for site and building plan review approval.
Right-of-Way. The subject property abuts Queens Avenue to the west and 65th Street to the
south. Both Queens Avenue and 65th Street are designated by the 2023 Transportation Plan as
Commercial/Industrial Collector Streets.
Queens Avenue is an existing three lane urban section roadway with a trail on the east side of
the right-of-way abutting the subject property. No right-of-way dedication or improvement is
required by the City for Queens Avenue, which was acquired and constructed with the Gateway
North Industrial Park.
The preliminary and final plat provides for dedication of 50 feet of right-of-way for the north
half of 65th Street. No improvements to 65th Street are proposed, which is a rural gravel
roadway. The City will require that 65th Street be improved at such time application is made to
develop Lot 2, Block 1 with an industrial use or Outlot A, Jacobs Plat is developed on the south
side of the street.
All right-of-way dedication is subject to review by the City Engineer.
Utilities. Sewer and water utilities are available in Queens Avenue abutting the subject
property. Utility Availability Charges are required to be paid at the time of final plat approval
and utility connection fees are to be paid for the proposed use of a lot at the time a building
permit is issued. The developer is requesting that payment of the Utility Availability Charges be
deferred until the site and building plans are approved. Payment of Utility Availability Charges
for Lot 2, Block 1 are requested to be deferred until the lot is rezoned to I-1 District. The terms
for payment of the Utility Availabity Charges will be set forth in the development contract,
which will include that the Utility Availability Charges be paid based on the City fee schedule in
effect at the time of payment.
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Stormwater Management. There is no regional stormwater management plan for the subject
property and thus no stormwater impact fee to be paid at the time of final plat approval. The
developer has submitted a preliminary plan for grading, drainage for stormwater management
with development of Lot 1, Block 1. Approval of stormwater management plans for Lot 1, Block
1 will be determined at the time of site and building plan review and are subject to review and
approval of the City Engineer.
Easements. Section 10-8-12 of the Subdivision Ordinance requires dedication of drainage and
utility easements at the perimeter of the two proposed lot as well as over stormwater drainage
facilities or public utilities not within outlots to be deeded to the City. The preliminary plat
illustrates the required 10 foot wide drainage and utility easements at the perimeter of the two
lots as required by Section 10-8-12.A of the Subdivision Ordinance.
Drainage and utility easements are also shown over the wetland within Lot 2, Block 1. The City
may require that Lot 2, Block 1 be replatted in the at the time it is redeveloped to an industrial
use to dedicate an outlot encompassing this wetland to the City for stormwater management
purposes in accordance with Section 10-8-12.D of the Subdivision Ordinance.
Drainage and utility easements are also dedicated on the preliminary plat and final plat over
Outlot A (wetland) and Outlot B (future stormwater basin).
All drainage and utility easements are subject to review and approval of the City Engineer.
Outlots. The preliminary plat and final plat includes two outlots. Outlot A encompasses a
wetland along the northeast plat line. Outlot B is provided for a future stormwater basin to be
constructed with development of Lot 1, Block 1. Outlot A is to be deeded to the City for
stormwater management purposes with approval of the final plat. Outlot B will be required to
be deeded to the City concurrent with approval of the site and building plans for Lot 1, Block 1.
Park Dedication. The Parks System Master Plan does not identify land within the area of the
subject property for acquisition by the City for park purposes. Section 10-8-15.I of the
Subdivision Ordinance allows the City to require payment of a cash fee in lieu of land for park
dedication. A park dedication fee in lieu of land will be required to be paid with final plat
approval for Lot 1, Block 1. Park dedication requirements for Lot 2, Block 1 will be deferred until
the lot is rezoned to I-1 District and paid in accordance with the fee schedule in effect at that
time.
Development Contact. Section 10-10-4.A of the Subdivision Ordinance requires that the
developer enter into a development contract with the City to provide for construction of any
public improvements, establishment of required securities, transfer of property to the City, and
payment of applicable fees. The development contract will be drafted by the City Attorney for
approval by resolution of the City Council.
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RECOMMENDATION
The proposed Queens Ave Otsego preliminary plat and final plat complies with the provisions of
the Zoning Ordinance and Subdivision Ordinance. Approval of the preliminary plat and final
plat will provide opportunity for additional industrial development furthering the economic
development goals of the Comprehensive Plan. City staff recommends approval of the
applications as outlined below.
POSSIBLE ACTIONS
A. Motion to recommend approval of a Zoning Map amendment, preliminary plat, and
final plat for Queens Ave Otsego subject to the following conditions:
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. Development of Lot 1, Block 1, shall require application for, but not limited to,
the following approvals:
a. Site and building plan review.
b. Interim Use Permit allowing outdoor storage
3. Lot 2, Block 1 shall remain zoned A-1 District until such time as a proposal to
develop the lot with a use consistent with the Comprehensive Plan is submitted.
4. All right-of-way dedication shall be subject to review and approval by the City
Engineer.
5. Utility Availability Charges are required to be paid subject to the following:
a. Lot 1, Block 1: Upon approval of site and building plans for construction
of an industrial use.
b. Lot 2, Block 1: Upon approval of a Zoning Map zoning the lot to allow
development of a land use as guided by the Comprehensive Plan.
c. Utility Availability Charges shall be based on the City fee schedule in
effect at the time of payment.
6. Utility Connection Charges are to be paid for the proposed use of Lot 1 and Lot 2,
Block 1 at the time a building permit is issued.
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7. Stormwater management plans for Lots 1 and 2, Block 1 shall be subject to
review and approval of the City Engineer with application for site and building
plan review,
8. Outlot A shall be deeded to the City for stormwater management purposes.
9. Park dedication:
a. Lot 1, Block 1: Park dedication shall be satisfied as a cash fee in lieu of
land at the time of site and building plan approval.
b. Lot 2, Block 1:
(1) Park dedication shall be satisfied upon approval of a Zoning Map
zoning the lot to allow development of a land use as guided by the
Comprehensive Plan.
(2) The required park dedication cash fee in lieu of land shall be
based on the City fee schedule in effect at the time of payment.
10. The developer shall enter into a development contract as required by Section 10-
10-4.A of the Subdivision 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 does not comply with the requirements
of the Zoning Ordinance and/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
Property Location
Queens Ave Otsego Plat
921 ft
Overview
Legend
Highways
Interstate
State Hwy
US Hwy
Roads
City/Township Limits
c
t
Parcels
Date Last Revised:Copyright Michael J. Thomas Architect,LLC. All rights reserved.The architectural works depicted herein are thesole property of Michael J. Thomas Architect, LLCand may not be constructed or used without itsexpressed written permission. No permission tomodify or reproduce any of these architecturalworks, including without limitation theconstruction of any building, is expressed orshould be implied from delivery of preliminarydrawings or unsealed construction drawings.Permission to construct the buildings(s) depictedin sealed construction drawings is expresslyconditioned on the full and timely payment of allfees otherwise due to Michael J. ThomasArchitect, LLC and, in absence of any writtenagreement to the contrary, is limited to a one-time use on the site indicated on these plans.MJTProject No:File Name:25014 Gladwin Otsego07-31-25.plnDrawn By:25014SignatureI hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision and that I am a duly LicensedArchitect under the laws of the State ofMinnesota.23592Minnesota License No.:00-00-00Date Signed:06-18-25, 07-07-25, 07-31-25A0.04918 S. Tri Oak Circle NEEast Bethel, MN 55092Phone: 651-245-2346Email: mjtallc2520@gmail.comWeb:michaeljthomasarchitect.comSCALE INDICATED BASED UPON PRINTED 24" X 36" (ARCHITECTURAL D) SHEETPreliminary Do Not Use for ConstructionNew Building - Tenant Lease Spacefor David Gladwin104 Investments, LLC16686 65th Street NEOtsego, MN 55330125014 Gladwin Otsego 07-31-25 - NW View - Close225014 Gladwin Otsego 07-31-25 - NE View325014 Gladwin Otsego 07-31-25 - SE View425014 Gladwin Otsego 07-31-25 - SW View525014 Gladwin Otsego 07-31-25 - NW View - AerialClear Anodized AluminumExterior Storefront Windowsand DoorsHaas 700 Series OverheadGarage DoorsElevate Una-Clad Prefin MetalParapet Cap FlashingFabcon - Top side, exposedaggregate. Gray OnyxFabcon - Top side, exposedaggregate. GrayFabcon - Cast-In Brick FinishReynobond Composite MetalPanels at Canopy Face
East line of the West Half of the West Half of the East Half of the SouthwestQuarter of the Northeast Quarter of Section 35, Township 121, Range 23West line of the East Half of the West Half of the Southwest Quarter of the Northeast Quarter of Section 35, Township 121, Range 23North line of the Southwest Quarter of the Northeast Quarter of Section 35, Township 121, Range 23
South line of the Northeast Quarter of Section 35, Township 121, Range 23
A-1 ZONING
JUNE & AARON HOFFMAN
I-2 ZONING
Owner:
DUKE REALTY LP
120°NO PARKINGPROPOSED
BUILDING
120 x 300 =
36,000 SF
FFE=932.00
DOCK=928.00NO PARKING12
0
°120°150°90°
STORM WATER
MANAGEMENT
BASIN
1/1CIVIL ENGINEERINGSITE DESIGN12468 Hassan Court
Rogers, MN 55374
David Gladwin
612-483-1745
davidtgladwin@gmail.com
104 Investments