06-07-95 PC,FNA
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Northwest Associated Consultants, Inc.
U R B A N PLANNING • DESIGN • MARKET R E S E A R C H
PLANNING REPORT
TO:
FROM:
DATE:
RE:
FILE NO:
EXECUTIVE SUMMARY
Background
Otsego Mayor and City Council
Otsego Planning Commission
Bob Kirmis
30 May 1995
Otsego - Christ Lutheran Church - Rezoning / Preliminary /
Final Plat
176.02 - 95.08
Christ Lutheran Church has submitted a request to subdivide and rezone a 10.3 acre parcel of
land located directly east of the existing church property south of County Road 39 and east of
Parrish Avenue. It is the intent of the church to utilize the 10.3 acre parcel for future church
expansion. Specifically, the church has made the following requests:
1. Rezoning of the subject 10.3 acre property from a combination B-2, Highway
Commercial/R-1 Residential Long Range Urban service to an INS, Institutional
designation.
2. Preliminary/final plat approval of the MRD Commercial Park 3rd Addition
It should be noted that the existing B-2 zoning designation is reflective of a retail center proposal
considered by Wright County in the 1970's. While the property was rezoned, actual physical
development of the site never took place.
The area of the site currently holding an R-1 zoning designation (extreme southeast corner)
overlays that portion of the property which lies within the Wild and Scenic District. The R-1
designation was applied at a time when the City had no adopted Wild and Scenic Ordinance, but
wanted an assurance that the Ordinance's density and use provisions would be upheld.
5775 Wavzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595-9636•Fax. 595-9837
Attached for reference:
Exhibit A - Site Location
Exhibit B - Detailed Site Location
Exhibit C - Floodplain
Exhibit D - Preliminary/Final Plat
Exhibit E - Church Concept Plan
Recommendation
Based on the following review, it is evident that justification exists both for and against the
requested institutional zoning designation. In this regard, we view a decision as to the appropriate
use of the subject property as a policy matter to be determined by City officials. If the City finds
the proposed use of the subject property (and INS zoning) to be appropriate, approval should be
granted contingent on final plat approval of the MRD Commercial Park 3rd Addition.
In review of the preliminary/final plat submission, we feel there are several key outstanding issues
which, at this time, would make final plat approval premature. In this regard, we recommend
only preliminary plat approval subject to the following conditions:
1. The preliminary plat is expanded to incorporate the following:
a. The existing five acre church property.
b. The segment of the Quaday Avenue right-of-way which abuts proposed Lot 1,
Block 1.
2. The Applicant demonstrate, in a manner acceptable to the City Engineer, that the site in
question can successfully accommodate the sewage treatment system needs of the intended
use of the site.
3. The preliminary plat is revised to illustrate applicable INS District setbacks.
4. A grading and drainage plan be submitted. Such a plan shall be subject to review and
approval by the City Engineer.
5. As part of the incorporation of the existing church site in the plat, drainage and utility
easements are established along lot lines of the said five -acre parcel. This issue should be
subject to further comment by the City Engineer.
6. The City Park and Recreation Committee provide comment and recommendation in regard
to park dedication requirements.
2
7. As a condition of final plat approval, the applicants enter into a development agreement
and post all the necessary securities required by it including escrow for future
proportionate share of Quaday Avenue street construction.
8. Comments from other City staff.
ISSUES ANALYSIS
Rezoning
Zoning History. In June of 1993, the City approved a rezoning of the Christ Church property
from an R-3, Residential -Immediate Urban Service designation to an INS designation. The intent
of the rezoning was basically to bring the use into greater conformity with the Zoning Ordinance.
The INS Zoning further allowed the church to conduct common incidental activities including a
pre-school. While the previous rezoning of the site to its present INS designation did bring the
use into greater conformity with current City ordinances, such rezoning approval should not be
construed to set precedent or commit the City to allow an expansion of the District. Rather, the
rezoning application and proposed use should be judged solely upon the criteria established by the
Zoning Ordinance.
INS Zoning. In conjunction with the subdivision consideration, an evaluation of the proposed use
of the subject property must be conducted. As noted previously, the requested INS zoning has
been requested to ultimately allow an eastern expansion of the Christ Lutheran Church facility and
use. The purpose of the INS, Institutional zoning designation is to provide a specific district for
facilities devoted to serving the public.
To be specifically recognized is that approval of the INS Zoning designation establishes that not
only the religious facility use, but the district's accessory uses (i.e., playgrounds) are an
appropriate use of the property. Of specific issue is a tentative plan of the church to locate a
playground in the southern portion of the site. According to the City Engineer, that portion of
the property where such recreational activities are proposed is considered "developable" land.
Rezoning Judgement Criteria. According to Section 20-3-2.F of the Zoning Ordinance, the City
Council and Planning Commission shall consider possible adverse effects of the proposed
amendment. Judgement must be based upon (but not limited to) the following factors:
1. The proposed action's consistency with the specific policies and provisions of the official
City Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
3
3. The proposed use's conformity with all performance standards contained herein (i.e.,
parking, loading, noise, etc.).
4. The proposed use's effect upon the area in which it is proposed.
5. The proposed use's impact upon property values of the area in which it is proposed.
6. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
7. The proposed use's impact upon existing public services and facilities including parks,
schools, streets, and utilities, and its potential to overburden the City's service capacity.
Comprehensive Plan. The City's Land Use Plan suggests highway commercial use of the subject
property. Generally, uses allowed in the INS District (i.e., schools, churches, government
buildings) can compatibly coexist with commercial type uses which exist or are anticipated in the
area. This does not mean, however, that such use in the midst of a commercial development area
is ideal, especially if it is a low intensity use such as playfields.
While the Land Use Plan does not specifically support the proposed institutional use, the
Comprehensive Plan's policies provide justification both for approval and denial of the request.
From these guidelines, the City officials must determine which are the more important
considerations and weight most heavily on the request at hand.
Policies encouraging the proposed use include:
• Establish and maintain a strong sense of community identity.
• To the extent possible, establish and implement physical features which will help create
a sense of community identity and recognition.
• Permit growth on a phased basis providing for a logical extension of urban growth and
related community services.
• All development proposals shall be analyzed on an individual basis from a physical,
economic and a social standpoint to determine the most appropriate use within the
community as a whole.
Policies discouraging the proposed use include:
• Maintain and promote balanced commercial development .aid activity which are viable and
responsive to the needs of the community and surrounding market area and services
Highway 101 travelers.
11
• Establish and maintain an advantageous property tax situation and pursue a strengthened
and sound tax base.
• All development proposals shall be analyzed on an individual basis from a physical,
economic and a social standpoint to determine the most appropriate use within the
community as a whole.
• The removal of land from the tax rolls shall be considered only when it can be clearly
demonstrated that such removal is in the public interest.
Compatibility. As part of the rezoning consideration, findings should be made that the proposed
use is compatible with present and future uses in the area. The following is a listing of existing
and anticipated land uses which surround the subject site.
D it tion Existing Land Use Future T and Use *
North Undeveloped/Agricultural Highway Commercial
South Undeveloped/Agricultural Highway Commercial
East Undeveloped/Agricultural Highway Commercial
West Commercial/Institutional Commercial
* Per Otsego Comprehensive Plan
The requested rezoning would basically result in an expansion of the existing INS District to the
west. In review of existing and proposed land uses in the area, it is believed the proposed use can
compatibly coexist in the area. It should be noted, however, that as part of future site and
building plan review, various measures will need to be taken to ensure use compatibility.
Performance Standards. As part of future subdivision and site and building plan review, all
applicable INS performance standards must be satisfactorily met.
Property Values. According to Randy DesMarais of the Wright County Assessors Office,
situations similar to that being proposed (church use adjacent to undeveloped commercial property)
has not historically produced a diminishing of property values. It is Mr. DesMarais' opinion that
area property values likely will not change as a result of the proposed use.
Mr. DesMarais did indicate, however, that a commercial use upon the subject site would likely
escalate (to some degree) property values in the area.
5
Traffic Generation. The proposed rezoning will ultimately result in increased traffic generation.
It should be recognized, however, that 88th Street/Quaday Avenue, which serves the property,
is specifically designed to accommodate commercial/industrial use traffic volumes. A detailed
examination of traffic related issues will be conducted as part of future site and building plan
review.
Site Developability. As noted previously, the City Engineer has determined that the subject site
is "developable". In this regard, some question exists as to whether the "passive" use of the eastern
portion of the property is desirable. Again, the issue of land use appropriateness is considered a
policy matter to be determined by City officials.
Based on the preceding evaluation, it is evident that justification exists both for approval and
denial of the requested INS zoning designation. Issues of appropriate land use are considered
matters of City policy to be determined by City officials.
Preliminaryl nal Plat
In conjunction with the requested rezoning, the applicants have requested simultaneous
preliminary/fmal plat approval of a single lot subdivision entitled MRD Commercial Park 3rd
Addition. It should be specifically noted that consideration of the requested subdivision should
be contingent upon the acceptability of the proposed institutional use.
Property Description. The submitted preliminary/final plat proposes the creation of a single 10.3
acre lot adjacent to the existing five -acre Christ Lutheran Church property. While the lot's area
and width greatly exceed minimum INS District lot requirements, the plat's boundary should be
expanded to include:
1. The 'FxjstinR Church property_ Considering that a single use is proposed to overlay the
existing church property and proposed 10.3 acre expansion, a single lot reference and the
elimination of the church's existing eastern property line is required.
2. Qui ay Avenue- While such a street need not be constructed at this time, the segment of
the future Quaday right-of-way which abuts Lot 1, Block 1 should be formally dedicated
as right-of-way at this time. To ensure future construction of such a street, the church will
be required to escrow a proportionate amount of money for one-half of anticipated street
construction costs. This issue will be addressed in a forthcoming development agreement
and should be subject to further comment by the City Engineer.
Sewage Treatment. While conceptual in nature, the applicants have submitted a plan which
illustrates how the existing church facility may be expanded in the future. Such expansion reflects
a projection by the church that the 1994 _+_ 1,000 member congregation may grow to 2,000
2
members by the year 2000. As part of the subdivision consideration, it is considered
advantageous both to the City and applicant to examine the development and building capability
of the property and the ability of the site to accommodate a private sewage treatment system of
a scale necessary to meet the needs of the future church facility.
Obviously, a determination at a later point that site soil conditions combined with floodplain
considerations cannot satisfactorily accommodate necessary sewage treatment would constitute
irresponsible planning. As a condition of subdivision approval, the applicant should demonstrate,
in a manner acceptable to the City Engineer, that the site in question will be able to generally
accommodate the proposed church expansion.
Lot Area. At 10.3 acres in size, proposed Lot 1, Block 1 greatly exceeds the minimum three acre
lot size requirements imposed upon religious institutions in INS Zoning Districts. Again, it is
recommended by our office that the existing five -acre church parcel and proposed 10.3 acre be
combined (replatted) to create a single 15.3 acre lot.
Lot Width. The INS District does not impose a minimum lot width requirement. It should be
noted, however, that without a dedicated public street frontage, the lot width of proposed Lot 1
technically cannot be calculated.
Streets. The proposed Lot 1, Block 1 is abutted by future Quaday Avenue. While public street
access to the property may be achieved via improved 88th Street, it is recommended that the
segment of Quaday Avenue, which is to abut proposed Lot 1, be formally dedicated at this time.
Street construction within the right-of-way would not occur until adjacent westerly property
develops. As part of a pending development agreement, a proper amount of money will need to
be escrowed to cover one-half of future street construction costs. In accordance with City street
design standards, an 80 -foot wide right-of-way should be dedicated.
Setbacks. The submitted preliminary/final plat footnotes B-3 District rather than INS District
setback requirements. Consistent with preliminary plat submission requirements, applicable INS
District setbacks should be illustrated.
Floodplain/Wild and Scenic District. As shown on Exhibits B and C, the subject property lies
partially within the Mississippi River's 100 year floodplain and the boundaries of the Wild and
Scenic District (extreme southeastern portion of the lot). Any future development upon the subject
property will need to comply with applicable provisions of the floodplain and Wild and Scenic
Ordinance.
Grading and Drainage. To date, a grading and drainage plan for the subject property has not
been received. As specified by the City's plat submission requirements, a specific grading and
drainage plan should be submitted. Section 21-6-2.C.13 of the Ordinance stipulates that such
grading plan should illustrate one foot contours and include provisions for surface water ponding
and drainage. Such plan will be subject to review and approval by the City Engineer.
7
Easements. As required by the City Subdivision Ordinance, grading and utility easements have
been appropriately provided along lot lines. As part of the proposed subdivision, such easements
should also be provided upon the existing five -acre church site. The City Engineer should provide
comment as to the need to establish any additional easements.
Parks. According to the Subdivision Ordinance, 10 percent of the gross area of all new
subdivisions must be dedicated for public recreation space or other public use as determined by
the City Council. Specific park dedication issues should be subject to recommendation by the
Park and Recreation Committee.
Development Agreement. As a condition of final plat approval, the applicants will be required
to enter into a development agreement with the City and post the necessary security required by
it.
Site and Building Plan Review. In accord with Zoning Ordinance provisions, future church
expansion plans will be subject to review and recommendation by the Planning Commission and
approval by the City Council.
CONCLUSION
Based on the preceding review, it is evident that justification exists to warrant either approval or
denial of the requested rezoning. Issues of land use appropriateness are considered matters of City
policy to be determined by City officials. Only if City officials find the proposed land use is
found to be appropriate should the preliminary/final plat request be considered.
In lieu of a number of outstanding issues, it is the opinion of our office that a recommendation
of final plat approval at this time would be premature. As such, our office recommends only
approval of the preliminary plat subject to the conditions listed in the Executive Summary of this
report.
PC: Elaine Beatty
Larry Koshak
Andy MacArthur
Pastor Greg Pagh
Wally Klus
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ZONE VE Coastal flood with velocity hazard (wave a
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CHRIST LUTHERAN CHURCH
OTSEGO, MINNESOTA
V;'VANMAN COMPANIES
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0129 41-0552 FAX 01Z-1.11-0097
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wiUiam S. RadzwX RADzwILL LAW OFFICE
Attorneys at Law
70.5 Central Avenue Fast
Andrew J. MacAmiur PO Bax 369
Michael C. COuri St. Michael, MN 55376
(612) 497-1930
(612) 497--2599 (FAX)
June 5, 1995
Planning Commission Members
City of Otsego
c/o Elaine Beatty, City Clerk
8899 Nashua Avenue NE
Elk River, MN 55330
RE: Christ LutheraA Church Proposed Rezoning and Plat
Dear Planning Commission Members:
As I indicated in previous correspondence to Dan Lais of DNR, which
was copied to the City, a small portion of the area proposed for
platting and rezoning lies within the wild and Scenic. Mr. Lais
responded by telephone this morning and indicated that DNR has no
problem with the current proposal as submitted, assuming that all
church buildings are outside of the Wild and Scenic. He did,
however, indicate that at such time as the church contemplates
actual construction of the proposed playfields within that portion
of the property which is within the Wild and Scenic that they may
have to attempt to obtain a conditional use permit.
If you have any further questions regarding this matter please feel
free to contact me.
very truly yours,
�,
/ cA
ew Ma r ur
RADZWILL LAW OFFICE
cc: Bob Kirmis,,NAC
Larry Koshak, Hakanson Anderson
Dan Lais, DNR
Pastor Greg Pagh
Wally Klus
FFrJi'7��I
"M" Northwest Associated Consultants, Inc.
A� URBAN PLANNING DESIGN MARKET R E S E R -R C. _M_._
PLANNING REPORT
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Bob Kirmis/David Licht
DATE: 30 May 1995
RE: Otsego - Long Haul Trucking
FILE NO: 176.02 - 95.09
EXECUTIVE SUMMARY
Background
Mr. John Daniels, on behalf of Long Haul Trucking, Inc., has submitted a request to establish a
five lot subdivision entitled "Otsego Industrial Park" upon a 35 acre tract of land located south of
Interstate 94 and east of Kadler Avenue. Mr. Daniels further wishes to construct a 15,500 square
foot truck terminal upon a 6.3 acre tract within the described subdivision.
To accommodate the applicant's request, the following approvals have been formally requested:
1. A Comprehensive Plan amendment to include the subject property within the immediate
urban service area.
2. Rezoning of the subject property from A-1, Agricultural Rural Service to an I-2, General
Industrial Designation.
3. Simultaneous preliminary/final plat approval of the five lot "Otsego Industrial Park"
subdivision.
4. Variance from the City's 84 foot right-of-way requirements for rural section collector
streets (to be addressed by City Engineer).
5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595-9636•Fax. 595-9837
5. A change from standard City street construction specifications (to be addressed by City
Engineer) .
6. Site and building plans of the proposed trucking terminal.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Land Use Plan
Exhibit C - Urban/Rural Service Area
Exhibit D - Preliminary/Final Plat
Exhibit E - Proposed Plat Revisions
Exhibit F - Long Haul Site/Grading Plan
Exhibit G - Proposed Site Plan Revisions
Exhibit H - Long Haul Building Elevation
Exhibit I - Long Haul Floor Plan
Recommendation
Based on the following review, our office views the issue of land use appropriateness as a matter
of City policy. While we believe justification for approval does exist, a determination regarding
the acceptability of the proposed Comprehensive Plan amendment and subsequent I-2 rezoning is
considered a responsibility of City officials.
In review of the preliminary/final plat submission, we feel there are several outstanding issues
which, at this time, would make "final" plat approval premature. In this regard, we recommend
only preliminary plat approval at this time.
If the City finds the proposed industrial use of the property to be acceptable, we recommend the
following:
Approval of the requested Comprehensive Plan amendment to include the subject property
within the City's immediate urban service area.
2. Approval of the requested rezoning of the subject 35 acre property from A-1, Agricultural
Rural Service to I-2, General Industrial subject to the following conditions:
a. Final plat approval of the "Otsego Industrial Park" subdivision.
b. A finding is made that traffic generated from the proposed industrial park can be
safely and effectively accommodated by streets serving the subject property.
2
C. Comments from other City staff.
3. Preliminary plat approval of the "Otsego Industrial Park" subdivision subject to the
following conditions:
a. The City take action on the requested variance from the City's right-of-way
requirements. The right-of-way width of the industrial park's interior street shall
reflect City action on the said variance.
b. The side lot lines of Lot 2, Block 2 are shifted in a manner similar to that
illustrated on Exhibit E.
C. The preliminary plat is modified such that resubdivision potential of the
subdivision's larger lots (Lots 1 and 3, Block 2) is illustrated.
d. Direct lot access to Kadler Avenue from Lots 1 and 2, Block 2 is prohibited.
e. The City consider the future vacation of that segment of Kadler Avenue which
abuts the subject property to the east.
f. Direct lot access to County Road 37 from Lot 1, Block 1 and Lot 2, Block 2 is
prohibited.
g. Per County recommendation, a total 50 feet of right-of-way from the centerline of
County Road 37 is dedicated (additional 17 feet).
h. A permit is acquired from the Wright County Highway Department to
accommodate the proposed County Road 37 access.
i. The proposed interior street is named in accordance with the City's street naming
plan.
j. A temporary cul-de-sac is provided at the western terminus of the proposed interior
street.
k. The submitted grading and drainage plan is subject to review and approval by the
City Engineer.
1. Drainage and utility easements are provided along lot lines. This issue shall be
subject to further comment by the City Engineer.
in. Drainage easements are established over the site's wetland and ponding areas.
3
n. The applicant demonstrate "no impact" upon the wetland which exists upon the
subject site.
o. Park and trail dedication requirements as determined by the Park and Recreation
Committee are satisfactorily met.
p. As a condition of final plat approval, the applicant/developer enter into a
development agreement and post all necessary securities required by it.
q. Comments of other City staff.
4. Site and building plan approval of the Long Haul Trucking facility subject to the following
conditions:
a. Final plat approval of the "Otsego Industrial Park" subdivision.
b. A specific landscape plan is submitted which identifies the location, type and size
of all proposed site plantings. The plan shall be developed with an emphasis upon
the following areas:
1) The boundary or perimeter of the proposed site at points adjoining other
property.
2) The immediate perimeter of the structure.
3) The perimeter of the parking and loading areas.
C. The site plan is modified to illustrate required handicap parking stalls.
d. Consideration is given to modifying the truck parking spaces in the northwest
corner of the site in a manner similar to that illustrated upon Exhibit G.
e. All signs erected upon the subject site comply with applicable provisions of the
City Sign Ordinance. Specific sign locations shall be illustrated on the site plan.
f. The exterior finish of the building's south facade is modified to comply with City
building material requirements.
g. The site plan is revised to illustrate trash handling areas. All exterior trash
equipment shall be totally screened from all neighboring uses and public rights-of-
way.
M
h. The site plan is revised to illustrate exterior lighting locations. All such lighting
shall be arranged to deflect light away from adjoining public streets.
i. Consideration is given to relocating the recycle tanks to a less visible area of the
site. The recycle tanks shall be screened from view of public rights-of-way and
adjacent properties.
j. Site and building plans are subject to review and recommendation by the Fire
Chief.
k. All rooftop equipment is screened so as not to be visible.
1. The submitted site grading and drainage plan is subject to review and approval by
the City Engineer.
M. The City Engineer provide comment/recommendation on sewage treatment related
issues.
n. Comments of other City staff.
ISSUES ANALYSIS
Comprehensive Plan Amendment
As shown on Exhibit C, the subject site currently lies within the City's long range urban service
area. The long range urban service area is an area which, in the long term, is intended to be
"urbanized" but only when a logical expansion is determined appropriate. To accommodate the
proposed use and its demand for urban services (i.e., police/fire protection, snow plowing etc.),
it is necessary to adjust the immediate/long range urban service area boundary so that the subject
property would lie within the immediate urban service area.
Based on the following findings, our office believes that justification exists to warrant approval
of the requested Comprehensive Plan amendment:
1. The land is currently within the long range urban service area.
2. The land area is not considered "prime" for agricultural purposes (Dundas and Ames silt
loam association - wetness problem, artificial drainage needed).
3. Limited acreage of undeveloped land intended for general industrial use currently exists
in the immediate urban service area.
4. The land does not qualify as premature development in that:
a. The land holds or will hold adequate stormwater drainage capacity.
b. The land has a safe water supply.
C. Adequate roads currently serve or will serve the property.
d. The site holds the ability to accommodate a safe sewage disposal system.
Based on the aforementioned reasons, the adjustment of the immediate urban service area
boundary is considered justified. It should be noted, however, that land use decisions are
considered a matter of City policy to be ultimately determined by City officials.
Rezoning
I-2 District. The applicants have requested a rezoning of the subject property from A-1,
Agricultural Rural Service to I-2, General Industrial. The site's existing A-1 zoning designation
does not allow truck terminals such as that being proposed. As such, a rezoning of the site to an
I-2, General Industrial designation is necessary to accommodate the proposed use. The I-2
District has been established to provide areas suitable for the location of general industrial
activities which have adequate and convenient access to major streets.
Specified permitted and conditional uses which may be accommodated in the I-2 District include
the following:
A. Manufacturing or assembly of a wide variety of products that produces no exterior
noise, glare, fumes, obnoxious products, by-products or wastes, or creates other
objectional impact on the environment, including the generation of large volumes
of traffic.
B. Warehousing of non -explosive material or equipment.
C. Offices related to the above.
D. Machine shops, lumber yards, etc.
E. Automobile repair - major.
F. Contractor operations.
G. Truck terminals.
H. Other similar uses (i.e., appliance assembly, freight terminals, etc.).
n
A. Open and outdoor sales/service.
B. Accessory enclosed retail or service other than allowed as a permitted or
conditional use.
C. Storage, utilization or manufacture of materials which could decompose by
demolition, refuse and garbage disposal, crude oil, bulk fuel, gasoline or other
liquid storage.
D. Open and outdoor storage.
It should be recognized that by approving the requested zoning, the City will have generally
determined that the aforementioned uses are appropriate for the subject property.
Judgement Criteria. Section 20-3-2.F of the Zoning Ordinance states that the City Council and
Planning Commission shall consider possible adverse effects of the rezoning. Their judgement
shall be based upon (but not limited to) the following criteria:
1. The proposed action's consistency with the specific policies and provisions of the official
City Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
3. The proposed use's conformity with all performance standards contained herein (i.e.,
parking, loading, noise, etc.).
4. The proposed use's effect upon the area in which it is proposed.
5. The proposed use's impact upon property values of the area in which it is proposed.
6. Traffic generation by the proposed use in relation to capabilities of streets serving the
property.
7. The proposed use's impact upon existing public services and facilities including parks,
schools, streets, and utilities, and its potential to overburden the City's service capacity.
Comprehensive Plan. The City's Land Use Plan, as shown on Exhibit B, suggests industrial use
of the subject property. The basis for such designation is its relative seclusion from the balance
of the City (avoidance of adverse impact), interstate highway exposure, potential for rail access
and adjacency to a major street (County Road 37).
7
The following policies as identified within the Comprehensive Plan appear to support the proposed
industrial use of the property.
• Once established, geographic land use designations and related zoning classification shall
be changed only when it can be demonstrated that such modifications are in the best
interest of the community on a long range perspective and such changes will promote land
use compatibility and pre -determined goals and policies of the Comprehensive Plan.
• Areas for industrial uses shall be designated for the community. Such areas shall provide
for phasing of development as demand increases. Distinct areas for varying types of
industrial activities shall be defined.
• Industrial development is to have convenient access and shall be located near major streets
and highways. Direct, uncoordinated access to such facilities shall, however, be
prohibited.
• Industrial and commercial development shall be strongly encouraged to create new job
opportunities and expand the local tax base.
Land Use Compatibility. In evaluating the compatibility of the proposed use, it is generally
advantageous to identify surrounding land uses and zoning designations. The following is a listing
of land uses and zoning designations which lie adjacent to the subject property:
North Agricultural A-1
South Large Lot Residential, Agricultural A-1
East Agricultural (farmstead) A-1
West Agricultural A-1
Generally speaking, the proposed industrial use of the property is compatible with existing and
future land uses in the area. To ensure compatibility with the adjacent farmstead (to the east) and
three large lot residential sites to the south, it will be recommended (as part of site and building
plan review), that screening be provided along the southern and eastern boundaries of the site.
Traffic Generation. Obviously, the proposed industrial use will generate additional traffic
volumes upon County Road 37 which serves the property.
According to a reference document entitled "Trip Generation: An Informational Report" (Institute
of Transportation Engineers, 1982), industrial uses typically generate 5.4 average weekday trip
ends per 1,000 square feet of building area. Assuming a maximum industrial building size of
30,000 square feet, it is anticipated that approximately 815 average weekday trip ends would be
generated from the entire industrial park. As part of the rezoning consideration, a finding should
be made that streets serving the property can or will (via improvements) safely and effectively
accommodate traffic generated by the proposed use. This issue is to be specifically addressed by
the City Engineer.
Public Service Capacity. As part of the rezoning consideration, an assurance must be made that
the proposed use will not overburden the City's service capacity. Via the site's inclusion within
the immediate urban service area, it would be ger ally established that development of the
property will not overburden City services.
Based on the preceding evaluation, the proposed land use has been found to satisfy the City's
established evaluation criteria for rezoning requests. The issue of land use appropriateness,
however, remains an issue of City policy to be determined by City officials.
Preliminary/Final Plat
In addition to the Comprehensive Plan amendment and rezoning requests, the applicant has
requested simultaneous preliminary/final plat approval of the Otsego Industrial Park subdivision.
Lots
Lot Requirements. The submitted preliminary/final plat provides five lots ranging in size from
3.1 to 8.9 acres. All proposed lots have been found to exceed the minimum I-2, General
Industrial District lot requirements as identified below:
Lot Area 2 acres
Lot Width 200 feet
It should be noted that the relatively larger lot sizes in the subdivision are proposed with an
acknowledgment of a potential for resubdivision if the market dictates. In this regard, the
preliminary plat should be modified to identify possible future lot division(s) of Lots 1 and 3,
Block 2. Of particular issue is an assurance that such resubdivided lots may be provided adequate
facilities for sewage treatment.
Lot Configuration. Generally speaking, the proposed lot configuration is considered positive,
by internalizing traffic and limiting direct lot access to County Road 37. Some concern does,
however, exist in regard to the configuration of Lot 2, Block 2 which is to accommodate the Long
Haul Trucking facility.
0
According to Section 21-7-4.B of the Subdivision Ordinance, side lot lines must be at right angles
to street lines and radial to curved street lines. While it is acknowledged that Lot 2, Block 2 meets
applicable lot width requirements, its configuration holds a resemblance to a flag lot. So as to
fully comply with the intent of the Ordinance, it is recommended that the side lot lines of Lot 2,
block 2 be shifted in a manner similar to that illustrated upon Exhibit E.
Setbacks. As required by Ordinance, the preliminary/final plat has demonstrated an ability to
comply with minimum I-2 District setbacks as listed below:
From County Road 37
65 feet
Front Yard
35 feet
Side Yard
20 feet
Rear Yard
25 feet
Streets.
1. Street Configuration. The proposed five lot subdivision is to be accessed via an interior
street which intersects with County Road 37. It is anticipated that the street will be
extended westward at such time as the adjacent westerly property develops (suggested for
industrial use in Land Use Plan).
2. Kadler Avenue. As noted on the preliminary/final plat, Kadler Avenue abuts the subject
property on the east. As a condition of subdivision approval, access to Kadler Avenue
from Lots 1 and 2, Block 2 shall be prohibited. Considering that the segment of Kadler
Avenue which abuts the subject property holds little purpose as the flanking properties
have alternative access, the City may, at some future point, wish to consider the vacation
of such street segment.
3. Right -of -Way Width/Street Construction. As noted previously, the applicant has
requested a variance from the City's right-of-way width standards and a change from the
City's street construction standards. The requests are to be specifically addressed by the
City Engineer. As a condition of subdivision approval, the right-of-way width illustrated
on the plat should reflect City action on the variance request.
4. County Road 37. As a condition of subdivision approval, direct lot access to County
Road 37 shall be prohibited. As such, Lot 1, Block 2 and Lot 1, Block 2 will be required
to gain access solely via the proposed interior street.
According to Mr. Wayne Fingalson of the Wright County Highway Department, the
County will require that a 50 foot right-of-way dedication (from centerline) be provided
for County Road 37. Consistent with the County's recommendation, an additional 17 feet
of right-of-way should be dedicated for County Road 37.
10
To accommodate the proposed County Road 37 access, a permit from the Wright County
Highway Department must be obtained.
5. Street Name. As shown on the attached preliminary/final plat, the proposed industrial
park street has not been named. As a condition of final plat approval, the subdivision's
interior street must be named in accordance with the City's street naming plan. This issue
should be subject to further comment by the City Engineer.
6. Temporary Cul -De -Sac. As shown on the preliminary/final plat, a temporary cul-de-sac
is to be provided at the western terminus of the subdivision's interior street. At such time
when the street is extended, the acreage covered by the turnaround will revert in ownership
to the property owner fronting on the temporary turnaround.
Grading and Drainage. As required by Ordinance, a grading and drainage plan has been
submitted for review (illustrated on preliminary/final plat). As a condition of final plat approval,
the plan will be subject to review and approval by the City Engineer.
Easements. According to the Subdivision Ordinance, 10 foot wide utility easements must be
provided along rear and other lot lines. As a condition of final plat approval, the preliminary/
final plat should be modified to illustrate required drainage and utility easements. Additionally,
drainage easements should be established over wetland and ponding areas. This issue should be
subject to review and comment by the City Engineer.
Wetlands. As shown on Exhibit D, a wetland exists in the extreme northeast area of the subject
property. As a condition of ultimate final plat approval and required by State law, the applicant
must demonstrate "no impact" upon the described wetland.
Park and Trail Dedication. The proposed subdivision should be subject to review and
recommendation by the Park and Recreation Committee in regard to park/trail dedication. As a
condition of final plat approval, the applicant shall be required to satisfy City park/trail dedication
requirements.
Development Agreement. As a condition of final plat approval, the applicant will be required
to enter into a development agreement with the City and post all necessary securities required by
it.
Site and Building Plan Review
In conjunction with the rezoning and subdivision requests, the applicant has also requested site and
building plan approval of the Long Haul Trucking terminal. Long Haul wishes to locate its
facility upon Lot 2, Block 2 of the subdivision which measures 6.3 acres in size.
11
Relationship to Subdivision. Obviously, the design of the Long Haul site is influenced by the
design of the proposed subdivision. As such, approval of site and building plans shall be
contingent upon City approval of the Otsego Industrial Park subdivision.
Lot Configuration. As noted in the subdivision review, some concern exists in regard to the
configuration of the Long Haul lot. It has been specifically recommended that the side lot lines
of the site be adjusted to emanate from the radial curve of the street which serves the property (see
Exhibit G). This lot line adjustment may or may not affect site design.
Property Access. The Long Haul site is to be accessed via a 24 foot wide curb cut from the
industrial park's interior street. Such curb cut width complies with the maximum 24 foot curb
width requirement stipulated within the Zoning Ordinance.
Building Height. According to the Zoning Ordinance, no building within an I-2 Zoning District
may exceed 35 feet in height. The proposed truck terminal measures 26 feet 4 inches in height
and complies with the Ordinance standard.
Landscaping. According to Section 20-16-7.0 of the Zoning Ordinance, all semi-public and
income producing uses must submit a landscape plan. The landscape plan must be developed with
an emphasis upon the following areas:
1. The boundary or perimeter of the proposed site at points adjoining other property.
2. The immediate perimeter of the structure.
3. The perimeter of the parking and loading areas.
While the submitted site plan does illustrate a total of six tree plantings upon the 6.3 -acre site, it
is believed an intensification of plantings is necessary to comply with the intent of the Ordinance.
In this regard, it is recommended that a specific landscape plan be submitted which identifies the
location, type and size of proposed site plantings.
Off -Street Parking.
1. Parking Supply. The City Zoning Ordinance does not provide a specific off-street
parking requirement for truck terminals such as that proposed. As such, a manual entitled
"Off -Street Parking Requirements" (American Planning Association, 1991) has been
referenced. The APA document recommends the following off-street parking requirement
for truck terminals:
One space per 1,000 gross square feet of floor area or one space per
employee, whichever is greater.
12
According to the applicant, Long Haul Tricking has a total of 18 employees on maximum
shift. As such, a total of 18 off-street parking stalls must be provided. With a total of 38
automobile stalls being provided, the City's off-street parking requirement has been met.
2. Dimensional Requirements. All proposed off-street parking stalls and drive aisles have
been found to comply with minimum dimensional requirements as stipulated in the Zoning
Ordinance.
3. Handicap Stalls. Per State law, one in 25 off-street parking spaces must be devoted to
use by the handicapped. With a total of 38 stalls provide on site, a total of two handicap
stalls must be provided. Specific handicap stalls should be illustrated upon the site plan.
4. Circulation. Generally speaking, the proposed parking lot circulation system appears well
conceived and functionally efficient. As shown on the site plan, the majority of
automobile stalls are clustered around the office component of the proposed building.
One concern which does exist in regard to site circulation relates to the trick parking stalls
in the extreme northwest comer of the property. Specific concern exists in regard to a lack
of "backing" or "turnaround" space provided for 55 foot long semi -tractor trailer trucks.
To address this concern, consideration should be given to modifying the trick parking area
in a manner shown on attached Exhibit I.
Signs. As shown on the attached building evaluation, a 100 square foot wall sign has been
proposed on the structure's north facade. Such sign complies with applicable Ordinance
requirements. Any additional signage construction upon the site must comply with applicable
provisions of the City Sign Ordinance. Additionally, all sign locations should be illustrated on
the site plan.
Building Materials. As shown on Exhibit H, the truck terminal is to be finished in a combination
of split faced block and metal wall panels. Additionally, a standing seam roof has been proposed.
According to Section 20-17-4.B.2 of the Zoning Ordinance for buildings within I-2 Zoning
Districts which are finished in steel curtain walls, 50 percent of such walls which abut a public
right-of-way, must be faced with brick, wood, stone or concrete panels or concrete panels. While
the north and east facades of the building have complied with these requirements, the structure's
south facade which is oriented toward the subdivision's interior street fails to comply. As a
condition of site and building plan approval, the structure's southern facade should be designed
such to satisfy Ordinance building material requirements.
Trash. Specific trash handling areas have not been identified upon the subject property. As a
condition of site and building plan approval, specific trash handling areas should be illustrated on
the site plan. The Ordinance stipulates that exterior trash equipment must be totally screened from
all neighboring uses and public rights-of-way.
13
Lighting. The site plan does not indicate whether lighting is to be provided to illuminate off-
street parking areas. If such lighting is to be provided, specific light standard locations should be
illustrated. The Zoning Ordinance stipulates that any lighting used to illuminate an off-street
parking area, sign or structure must be arranged to deflect light away from adjoining residential
use or zone and from public streets.
Recycling Tanks. As shown on the submitted site plan, recycling tanks are to be located directly
south of the proposed building. Acknowledging that the structure's south side is highly visible
from the proposed right-of-way, consideration should be given to relocating the tanks to a less
visible area of the site. As in the case of trash handling equipment, the recycle tanks should be
screened from view of public right-of-way and adjacent properties.
Fire Lanes. The on-site circulation should be subject to review by the Fire Chief to determine
if adequate fire lanes are provided to accommodate fire protection equipment.
Mechanical Equipment. Section 20-16-7.D of the Ordinance stipulates that all mechanical
equipment such as air conditioning units, etc. erected on the roof of any structure be screened so
as not to be visible. This standard must be upheld as a condition of site and building plan
approval.
Grading and Drainage. A grading and drainage plan has been submitted. The plan shall be
subject to review and approval by the City Engineer.
Sewage Treatment. The truck terminal is to be served by a private sewage treatment system.
The City Engineer should provide comment/recommendation on sewage treatment related issues.
CONCLUSION
The proposed Comprehensive Plan amendment, rezoning and subdivision represent steps toward
the implementation of a specific Comprehensive Plan directive of establishing an industrial use
within the southwestern area of the City. While our office feels that industrial use of the subject
property is justified, the issue of land use appropriateness is considered a matter of City policy.
As such, a decision regarding the Comprehensive Plan amendment and rezoning should be
determined by City officials.
In review of the preliminary/final plat submission, we feel there are several outstanding issues
which would make "final" plat approval premature.
If the City finds the proposed land use to be acceptable, our office recommends approval of the
"Otsego Industrial Park" preliminary plat subject to the conditions listed in the Executive Summary
of this report.
14
EXHIBIT A - SITE LOCATIC
Otsego,
Minnesota
r
1
.5 O 1
is
SCALE IN MILES
II 't
MAP DATE:
I
SEPTEMBER 1989
,\
MOTE: TNS MAP O FOR ►IANNNG
►li1►OHS 0117 AMD SHOULD
NOT BE USED W ►NECOE
MEASUREIEMTS ARE REOVi1ED.
BASE MAP SOURCE:
WRCHT COUNTY
_
--- —
SURVEYORS OFFICE 7-2589
._SIJ 65th ST
P.{•.•:•.
,-_ __
3
YOl 62nd S1
60th ST
n
- Agricultural ®- Highway Commercial (134 ac.)
Land Use -Low Density Residential ®- Industrial (536. ac.) -
- Park/Public Facilit PREPARED BY:
- Medium/High Density Residential (229 ac.)
Plan 0 r Y
®- Neighborhood Commercial a Land uses dependent upon Hwy. FNrthwest
101 upgrade and sewer availibility ASsociated
Consultants, InI
A 1/11/11
NATURAL FEATURES
Q- Floodplain/Wetlands.
® - Steep Slopes
Q- Tree Massing
Map illustrates approximate locations
-subject to detailed review at time
of proposed development
Otsego,
Minnesota
1000' 0 500' 1500'
WAP DAT[:
SEPTEMBER 1989
MOT! TW YAP q /ON It ANNK'
K-OUS OKT AND LQUEO
MOT k USED WI fM FWCEM
YEASU*tf AEMT3 ARE Af OLOWD.
BASE MAP SOURCE.
Y/RC9iT CCV4TY
SURVEYORS OFFOCE 7.25-89
PREPARED BY:
orthv.cst
Associated
Consultants, Inc.
A Srtlr�
PROPOSED LAND USE
Planning
A .
- Agricultural
LD.-
- Low Density Residential
District
MD
- Medium Density Residential
9
HD
NC
.- High Density Residential
Neighborhood Commercial
HC
Highway Commercial
Industrial
NATURAL FEATURES
Q- Floodplain/Wetlands.
® - Steep Slopes
Q- Tree Massing
Map illustrates approximate locations
-subject to detailed review at time
of proposed development
Otsego,
Minnesota
1000' 0 500' 1500'
WAP DAT[:
SEPTEMBER 1989
MOT! TW YAP q /ON It ANNK'
K-OUS OKT AND LQUEO
MOT k USED WI fM FWCEM
YEASU*tf AEMT3 ARE Af OLOWD.
BASE MAP SOURCE.
Y/RC9iT CCV4TY
SURVEYORS OFFOCE 7.25-89
PREPARED BY:
orthv.cst
Associated
Consultants, Inc.
A Srtlr�
Otsego,
Minnesota
1 .5 0 1
SCALE IN MILES
MAP DAT[:
SEPTEMBER 1989
EJImmediate
MOTs: YAI fDN A
Urban/Rural
tF2 AND N1NrOO•l/ AY�OULD
K
'•, .j,
PREPARED BY:
NOT N UMD WHIN ►M[CIff
'� •dry
.Rural Service Area
Specific Immediate Urban Service Area Boundary
F
MEAS CL[NTf ANC RECKMO D-
BASE MAP SOURCE:
Amended by Resolution N0. 94-70,
WRIGHT CO(NTY
�T�••
'---_-- SURVEYORS OFFICE 7-25-89
651h ST
'�• . • _ _
36
62na ;T (ItT �::r
EJImmediate
Urban Service Area
Urban/Rural
El
Long Range Urban Service Area
PREPARED BY:
Service ConceptFN
m
.Rural Service Area
Specific Immediate Urban Service Area Boundary
orthwest
^SSOCiated
Amended by Resolution N0. 94-70,
10 January 1994
to be determined by Engineering Study
Consultants, Inc.
Al
SCALE IN FEET
�N \
100 270
\ R ` �'` \ �. \\ IDO 0
Ong
a
6.
�° I �iv�4tve,
\\\L 3
° AREA- t t, . e,ea0
TEWP. L-DE-S
be • \ O / � : � � iI La1l .�\\`
'
WILDING Z1
MC ,�
S I._ie3
D�eaoi'`. _ I
xo A DATA ° _ �` LOT 2
www-ate row - A 63 A �I
7
ZONE
• o ta., d ....
- e0 �A
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LOT 2 4 I eu.• I - ' ' I''!
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s 6 ACRES II"
t o 1-1 ZONE
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EXHIBIT D - PRELIMINARY/FINAL PLAT
}; �O1N FEET
\\
\ ✓✓�\ Boa o goo zao
IG �\
see x � �! .... \ �p.e• �,\\
� � \\
•a \ \
ILLUSTRATE \
-- \\\
ESTABLISH DRAINAGE \ \
RESUBDIVISION & UTILITY EASEMENTS
POTENTIAL
TEwp. L—DE—S
RIGHT-OF-WAY WIDTH MUST
:FLECT CITY ACTION ON \
.ARIANCE REQUEST
OND A DATA _
IL
M e0T101 . ee1 �
�.. 3
?n ar .o .nae • n[v..n
I 1
LOT 2
tt ,OY
NAME INTERIOR STREET'
-----------
ers �
i O 10NE
a AREA= 3.1 AdAts
„� C7.[CT�•�C T
0
0
I=
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� 7
QI
ti III IBX
— II
-Ml j Yl
ADJUST �L'fOT LINES*
I
1.
NES�'{......... wIII
,
I
LOT 1�A1*6 ACRES
ILLUSTRATE -
RESUBDIVISION
37 IiiIIII
$g"
DEDICATE 50' R.O.W. FROM COUNTY ROAD CENTERLINE
i.i
a
EXHIBIT E - PROPOSED PLAT REVISIONS
x 72.1 .97 �� \ CA/
9
-----------------
x 969.4
X ,
' 96':6 ,-......
••---•-•••-oto`° �•�. 66
• 967.8
. (1 \ �2
x 963.5
�e___••_•__.. 96s 1 WETLANDS ;
+ ' 968 ............
_ _.. �f / VDCF
11f TC X94 PEC q r4 f2 Q960 V "
x``,c Cw
.^•• 9� OC l
SILT FENCE
.....................�rep
�� ■ '9-.
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^h 970. INV • I I �I I
9 962.33 ; I
PROPO ,�' x
!� J BUILDING , i _
L1J
FIN FL moulo "x `
969.5% ;._
�. 9• I' 15.3
CYCU
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' G
O 965.9
i I `
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ry
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c oo • 'I�/ S 3y1 x 967.2 I 17
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i
i
EXHIBIT F - LONG HAUL SITE/GRADING PLAt
I `1`6s�
� � • � NC�•ON �\ �� ��•..�\ RST �,•\, �'•-.
'X 72.1 .9791CA/
x 969.4 % �•-
X%963.6 .- ... yliiii'i':�iii;:? ♦0 \ 066.1 /P^
ot° 6 !I
R 967.8 CONSIDER TRUCK STALL
---• RECONFIGURATION
----• ............ /966 1 WETLANDS
h .. rf - � sere or • ./•�� i {�;�;,
--
11i28i9', Pp6lNEgr
....... ............_ g6 Cgren r2. Q960 I I�
IDENTIFY TRASH HANDLING / ;NCE ° 9 6•. ���� cA
SIGN / LIGHTING LOCATIONS
INV • j QI
.............. ....... 970. _
� 9 ... 962.33
969 PROPO
moo!! BUILDINGnN FL :41 i , i lil
MODIFY FACADE 969.5 """"•'x` Z
V i 3 i• 5.3
* 969• I 1
965.�a
6 ^
CYCLE'•,�c I I ILL
96 / sccao,u•'
t� C1 ILLUSTRATE ,
965.9
' I I
• CONSIDER RELOCATION OF HANDICAP 'III
'"' I ,------ --
3 RECYCLE TANKS TO LESS VISIBLE _ STALLS •�6 'o '
r l
ILLJ
AREA OF THE SITE
4
_ --I-
I I
•.r 'r���������i, 279' U7 3 1 I I [
I �♦ O W; I I I
S✓r�� %D,964�I �
SUBMIT DETAILED LANDSCAPE PLAN i 1 lI7
c oo .ol oo
��•� 33
i
i
EXHIBIT G - PROPOSED SITE PLAN REVISIONS
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d= o -EXHIBIT t - LONG HAUL FLOOR PLAN
Hakanson
Anderson
Assoc., Inc.
May 26, 1995
Elaine Beatty
City of Otsego
8899 Nashua Avenue NE
Otsego, MN 55330
Re: Long Haul Trucking
Dear Elaine:
222 Monroe Street
Anoka, Minnesota 55303
612/427-5860
Fax 612/427-3401
Hakanson Anderson Associates, Inc. has reviewed the following documents with
regards to the above referenced submittal:
1 . Preliminary Plat
2. Site plan for Long Haul Trucking
3. Site plan for Hockey Arena
We offer the following with regards to the above mentioned items:
Preliminary Plat
• Pond A has adequate storage for sedimentation storage and stormwater
retention.
• The Pond A outfall should not discharge to the west, onto private
property. Although the discharge rate will not exceed historic, the
discharge volume could nearly triple. This situation has the potential of
flooding of the property to the west. An analysis of impacts on the
property to the west should be performed. The pond should discharge
directly to public waterway. Alternatively, the potential routing of the
stormwater to the north should be analyzed.
• The wetland basin located in the northeast corner of the property cannot
be utilized for sedimentation loading. A sedimentation pond, or ponds,
must be installed ahead of the wetland basin. All stormwater flows must
be routed around the wetland and into the sedimentation pond. A storm
drainage analysis should be performed on this pond to determine the 100 -
year high water level.
F„�irppr' I and -,cane Archirecrs SLirvevors
Elaine Beatty
May 26, 1995
Page 2
• The drainage swale located along the west property line between the
Hockey Arena and Pond A is very flat. Based on contour data provided, a
0.36% grade is proposed. Swales with grades below 0.5% do not
generally provide adequate stormwater conveyance. This swale should
be regraded.
• All pipe culverts proposed should be sized based on hydrologic conditions
by the Developer's Engineer. This information should be shown on the
final plat.
• The septic/drainfield locations appear to be adequate. A septic/drainfield
system report must be submitted for each location.
• Roadway centerline curve radii should be a minimum of 300 feet to allow
for a 30 MPH design speed.
• The proposed street section does not conform to City Standards. The
shoulder width should be 8' paved and 2' topsoil. The R.O.W. width
should be 84' to accommodate a 30' recovery area on this potentially
high volume roadway. The thickness of aggregate base and bituminous
should be shown on the detail. A soils evaluation should be performed on
the subgrade.
• Wright County should comment on access to CSAH37. Entrance radii,
and potentially a culvert, will be required at this intersection.
• The length of cul-de-sac exceeds City Standards. A transportation study
has not been completed for this area. It appears that the roadway could
be extended to the west to tie into future development.
• Vertical alignment appears adequate for the roadway.
• Locations of future driveway entrances should be depicted to allow for a
more comprehensive analysis.
• Industrial sites can lead to a high traffic volume. The potential for a turn
lane exists at the intersection with CSAH37. R.O.W. width and driveway
locations will be affected by this potential requirement. A further analysis
should be performed regarding this item prior to final plat submittal.
Elaine Beatty
May 26, 1995
Page 3
09
• The comments listed under Preliminary Plat also apply to this plan.
• The parking lot and parking stalls should be dimensioned for review.
Typical section of parking lot should be shown.
• Culvert sizes and type should be listed.
Long Haul Trucking. Inc.
• The comments listed under Preliminary Plat also apply to this plan.
• Drainage should be directed around the septic/drainfield sites.
• Culvert sizes and types should be listed.
• Parking lot and parking stalls should be dimensioned. Typical section of
parking lot should be shown.
The issues of the variance to the street section and storm water drainage onto
adjacent property need to be resolved before we can recommend approval of the
preliminary plat. All issues will, however, need to be resolved prior to submittal of
the final plat and plans.
If you have any questions, please call.
Yours truly,
HAKANSON ANDERSON ASSOCIATES, INC.
Engineer
/pr
File: ot219.1tr
cc: Bob Kirmis, NAC
Andy Mac Arthur, Radzwill
Long Haul Trucking
Roger A. Anderson
' S� 4�g : �S HAK'NS�N (41DE:PS ON
Am Hakanson
n_1 Anderson
1ASSOC.,11111C.
,lune 5, 1995
Elaine Beatty
City of Otsego
8899 Nashua Avcnuc NE
Otsego, MN 55330
RE: Long Haul Trucking
Dear Elaine:
222 Muiuue sueet
Anoka, Minnesota 55303
6121427- 5860
F&. OI V427.3401
Hakenson Anderson Associates, Inc. is issuing this letter as an amendment to mir
May 26, 1995 letter of comment for the above referenced project. This fetter
nrovides a more detailed analysis of the varianirn rFtgtjestr-c-: for street and R.O.W.
ths.
Thp developer is requf-stiriU variances frurri right-of-vvay width arid roadway width.
Right-of-vvay width proposed is 68 ft. F u4dvtVay �;untitruG.lirjn is propoued to
corisist of two 12' wide paved lanes with two 8' wide gravel shoulders.
The recently revised and adopted standard speciflcation, for street construction
For dev`lupers depic ui the requirements for a local commercial/industrial rural
street section. Two 12' wide paved lanes, tWo 3' Wide paved shoulders are
required within and 84' wide right-,f-v;ay,
Section 20-5 of the City's zoning ordinance requires that the City Council shall
make a finding of tact that tho proposed acnon will not:.
a. Impair an adsquate supply of light and air to adjacent property.
b. Unreasonably increased the congestion :n the public street,
C. Hava the a*'act Of allowing any uses whidi are prohibited, permit a
lesser degrea of flood protection than *he flood protoction clovation
for the particular area, or pe'rmit standards 4°t/NkCh are fovrer 'Men
those required by State law.
P.1
21
i'57 .'q-17 9,3: se HAIKRASON R-IDEPSON P .
ine Beatty
age 2
June 5, f 995
Cf. Increase the danger of lire or endanger tho public safety.
e. Unreasonably diminish or impair established property values within
the Neighborhood, or in any way be conTrary to the intent of this
Chapter.
f. Violate the intent and purpose of the Comprehensive Plan.
g. Violate any of the terms or conditions of the items listed. below.
The same s¢ction of the zoning ordinance also states that a variance shall not be
granted unless A can he de:i�r;r�sr.ra►� t1 rhar:
a. Ui*idue hardship will result if the variance is r,+,enied due to the
existence of special condi'do: ns ant! circumstances which orepeculidr
to the land, structure, or building involved aril which are 1`10t
applicable LO Other lands, structures or buildireys in the satne disFrict
or area.
1. Special conditions may Include exceptlonal topographic or
water conditions or, in the vase of an existing to: or parcal of
record, narrowness, shailovvness, insufficient area or shape of
the property.
2. Undue hardship caused by the special conditions and
circurnatancas may not be solely economic in nature, if a
rea::onable use of the property exiwts under the term of this
Chapter.
3. Special concitioning and circumstanbes causing undue hard! chip
shall riot bo a result of iot fir building size, or 13uilainq !oration
when the lo; gl,,al;ties ae a buildable parcel.
b. Literal interp; etation of the provisions of this Chapter -fvould jepriv@
the applicant of righ,s commonly enjoyed by other propertie:.5 in the
area dis,rict under tho terms of this Chapter or deny tho applicant the
ability to put the property In question to any reasonable use.
057 '95' 09: 58 Hf;KAN5-iDN ANDEP SON
line Beatty
age 3
June 5, 1995
c. Tine special conditione, and circumstance's causing the undue hardship
are not the result from the actions of the applicant.
d, Granting the variance requested will not cc!nfer on the applicant any
special privilege that is denied by this Chapter to other lands,
struct+uses or buildings in the same district under the same conditions.
e. The request is not a result of non -conforming lands, structures: ar
buildings in the same districr..
f. The rP.Cil1est is not a use variance.
g The varian-ce request 1s the mirnir.-rurn variance necessary to
c�L:C �rtr�)lialr th8 'n ended' purpose of the applicant.
-ie le app}licant has not demonstrated zhe above listed iiema. Until such Time as the
applicant does attempt to demonstrate such items, we recomn'tend denial of the
variance request.
if you have any questicns, please feel free to call me,
Sincerely,
HAKANSON ANDERSON ASSOCIATES
wkncl� G.Aoshak, PE
lig
cc: Bob Kirmis
Andy MacArthur
Long Haul Trucking
Roger A. Anderson
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AC U R B A N PLANNING• D E S I G N• MARKET RESEARCH
PLANNING REPORT
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Bob Kirmis
DATE: 30 May 1995
RE: Otsego - Darkenwald Property SE Quadrant Highway 101/
County Road 42 (F and F Food Mart) - CUP
Amendment
FILE NO: 176.02 - 95.07
EXECUTIVE SLNEVIARY
Background:
Mr. Clem Darkenwald has requested a conditional use permit amendment to allow various
improvements to the F and F Food Mart located south of County Road 42 and east of Highway
101. Specific improvements relate to the gas station component of the convenience center where
the following have been proposed:
1. Installation of two new gasoline pump islands.
2. Relocation of an existing diesel fuel pump island.
3. Expansion of existing canopy to provide coverage of new gasoline pump islands.
In 1985, Wright County approved the original conditional use permit for the 6,000 square foot
convenience center with gas pumps. While the originally approved site plan does make note of
future gasoline pump expansion, the processing of a conditional use permit amendment is
necessary to ensure compliance with existing ordinance requirements and evaluate the acceptability
of the proposed diesel fuel island (not identified upon original site plan).
The subject property is zoned B-3, General Business and lies outside the boundaries of the
Mississippi River Wild and Scenic River District. The City's B-3 District provisions list
convenience stores with gasoline as conditional uses.
5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595-9636•Fax. 595-9837
Attached for reference:
Exhibit A - Site Location
Exhibit B - Previously Approved Site Plan
Exhibit C - Proposed Site Plan
Exhibit D - Canopy Elevation
Exhibit E - Site Photographs
Recommendation:
Based on the following review, our office recommends approval of the requested conditional use
permit amendment subject to the following conditions:
A continuous concrete curb barrier is provided along the perimeter of the off-street parking
area. The impact such curbing will have upon site drainage shall be subject to further
comment by the City Engineer.
2. All off-street parking stalls are marked with painted lines in accordance with the Zoning
Ordinance.
3. The entire off-street parking lot (including the drive aisle which exists on the south and
east sides of the building) is hard surfaced with asphalt, concrete, cobblestone or paving
bricks as required by Ordinance.
4. The applicant pursue one of the following options in regard to the diesel pump island:
a. Rather than relocate, retain the existing pump island location (between two existing
gas pumps).
b. Relocate underground fuel tank filling locations such that filling activities do not
interfere with customer access to the diesel pump.
5. The site's trash receptacle is screened from view of adjacent properties and public right-of-
way by a fence or wall of at least six (6) feet in height with a minimum opaqueness of
eighty (80) percent.
6. The site plan is revised to illustrate the location of the on-site sewage treatment system.
7. The convenience center's on-site sewage treatment system is found to comply with current
ordinance performance standards. This issue shall be subject to further comment by the
City Engineer.
2
The site plan is modified to accurately depict the drive aisle and relocated trash handling
area to the southeast of the site's principal structure.
9. The site plan accurately identify landscaping which exists upon the subject property.
10. All applicable provisions of "Protecting Water Quality in Urban Areas, Best Management
Practices for Minnesota" (MnPCA, October 1989) are satisfactorily met in regard to site
drainage. This issue should be subject to further comment by the City Engineer.
11. A designated loading area is provided upon the subject property and illustrated on the
submitted site plan.
12. A security is posted to ensure the implementation of various site improvements. The said
security should be an amount determined appropriate by the City Zoning Administrator.
13. All exterior lighting is hooded and directed away from adjacent properties and public
rights-of-way. Specific lighting locations should be identified upon the site plan.
14. The following conditions are upheld in regard to site signage:
a. Any new signage erected on site comply with applicable provisions of the City Sign
Ordinance.
b. The site plan is revised to illustrate all site signage locations.
C. The business area identification sign be reduced in height to comply with current
City signage requirements (12 feet above crown of Highway 101).
d. The structural framing element remaining from the banner sign be removed.
e. The "thank you" sign located near the property's eastern access point be relocated
to comply with applicable setbacks or be removed from the property.
15. Comments from other City staff.
ISSUES ANALYSIS
Development History. The existing 6,000 square foot convenience center (within which the F
and F Food Mart exists) was approved in 1985 when Wright County Ordinances were applicable.
Like the County Ordinance, the Otsego Zoning Ordinance lists convenience stores with gasoline
as conditional uses in the General Business Zoning District. As such, the proposed site
improvements technically constitute an amendment to the existing conditional use permit issued
by Wright County.
While the originally approved site plan does make note of future gasoline pump expansion (see
Exhibit B), the processing of a CUP amendment is necessary to ensure compliance with City
Ordinance requirements and properly evaluate the proposed diesel pump island.
Conditional Use Permit. The subject property is zoned B-3, General Business which lists
convenience stores with gasoline as conditional uses. In consideration of conditional use permit
requests, Section 20-4-2.F of the Zoning Ordinance directs the Planning Commission and City
Council to consider possible adverse effects of the proposed conditional use. Their judgement
shall be based upon (but not limited to) the following factors:
1. The proposed action's consistency with the specific policies and provisions of the official
City Comprehensive Plan.
2. The proposed use's compatibility with resent and future land uses of the area.
3. The proposed use's conformity with all performance standards contained herein (i.e.,
parking, loading, noise, etc.).
4. The proposed use's effect upon the area in which it is proposed.
5. The proposed use's impact upon property values of the area in which it is proposed.
6. Traffic generation by the proposed use in relation to capabilities of streets serving the
property.
7. The proposed use's impact upon existing public services and facilities including parks,
schools, streets, and utilities, and its potential to overburden the City's service capacity.
Generally speaking, the addition of two gas pumps upon the subject property is not anticipated to
result in any adverse impacts and comply with the established CUP evaluation criteria.
Site Circulation. Based on a site inspection conducted on 24 May 1995, an inaccuracy in the
applicants submitted site has been identified. Of specific issue is the existence of a graveled drive
lane along the south and east sides of the principal structure. As a result of the drive aisle's
existence, the site's trash enclosure has been relocated to the southeast of the convenience center.
As a condition of CUP approval, the site plan should be modified to illustrate the referenced drive
aisle and relocated trash handling location.
While the addition of the two new gas pump islands will not hinder site traffic flow, some concern
exists in regard to the location of the diesel pump island. Of specific concern is the proximity of
the pump island to the site's underground fuel tank filling points. According to a representative
of F and F Food Mart, the site's underground tanks are filled approximately two times a week.
At such filling times, the diesel pump will not be accessible to facility customers. To address this
concern, it is recommended that one of the following options be pursued:
1. Rather than relocate, retain the existing diesel pump island location (between two existing
gas pumps).
2. Relocate underground fuel tank filling locations such that filling activities do not interfere
with customer access to the diesel pump.
Off -Street Parking
Parking Supply. In comparing the previously approved and proposed site plan, the
applicants are proposing no changes to the properties' existing off-street parking supply.
As a condition of CUP approval, the convenience store shall be required to meet off-street
parking requirements as provided in the City Zoning Ordinance. Based on the following
calculations, 26 off-street parking stalls are required of the convenience store.
Motor Fuel Station
Retail Store
(6,000 GSF x .9)
5,400 NSF
4 spaces plus
3 off-street spaces
For each service stall
1 space for each
250 square feet of
floor area
TOTAL SPACES REQUIRED
5
0
PX
26
With 45 stalls being provided, the convenience facility complies with applicable off-street
parking requirements. All proposed parking stalls and drive aisles have been found to
meet the City's minimum dimensional requirements of 9 feet in width and 18 feet in
length. Additionally, two handicapped parking stalls have been provided in accordance
with state regulations.
Curbing. According to Section 20-22-H. 15 of the Zoning Ordinance, all off-street
parking for commercial land uses shall have a continuous concrete perimeter curb barrier
around the entire parking lot. While it is recognized that such a performance standard was
not imposed as part of past County approval, the lack of such curbing upon the subject site
represents a non -conforming situation. So as to conform with applicable City performance
standards and remain consistent with past City requirements in similar situations (i.e., Tom
Thumb) a continuous concrete perimeter curb should be provided.
Striping. Section 20-22-4.H.14 of the Zoning Ordinance stipulates that all parking areas
for commercial uses must be marked with white or yellow painted lines not less than four
(4) inches wide. As a condition of CUP approval, this stipulation should be upheld.
Surfacing. According to Section 20-22-4.H.12 of the Zoning Ordinance, all off-street
parking areas for commercial uses must be hard surfaced with asphalt, concrete,
cobblestone or paving bricks. As noted previously, the drive aisle found to exist on the
south and east sides of the site's principal building is currently surfaced in gravel. So as
to comply with Ordinance requirements, the said drive aisle should be hard surfaced in
accordance with City requirements.
Lighting. While site lighting is provided on the property, specific lighting locations have not
been identified upon the site plan. As a condition of CUP approval, the site plan should be
revised to illustrate existing (and proposed if applicable) lighting locations. All on-site lighting
(new and existing) should be hooded and directed away from adjacent properties and public rights-
of-way.
Signage. Currently, a number of legal non -conforming signs exist upon the subject property.
Specifically, the following signs fail to comply with minimum ordinance requirements.
SiPn
1. Business Area Identification
Sign - Various Businesses
(28 feet in height)
2. "Thank You Sign"
May not exceed 12 feet in height (20-37-5 . C . 4. A) *
May not be closer to lot line than one-half required
yard setback of 65 feet (20-37-2.E.)
*Sign height measured from the base of the sign, or the grade of the road centerline, whichever
is higher, to the top of the sign.
In addition to the aforementioned signage, the "structural framing" element of an illegally erected
banner sign also exists along the site's western property line. As part of the CUP amendment
consideration, the City has the authority to require complete compliance with the City's current
signage requirements.
In this regard, our office recommends the following:
1. The business area identification sign be reduced in height to comply with current City
signage requirements.
2. The structural framing element remaining from the banner sign be removed.
3. The "thank you" sign be relocated to comply with applicable setback requirements, or
removed from the property.
According to the submitted gas canopy elevation (see Exhibit D) no signage is to be erected upon
the proposed canopy structure. Any new signage to be erected as part of the proposed site
improvements must comply with applicable provisions of the City Sign Ordinance. As a condition
of CUP approval, all sign signage locations must also be illustrated upon the site plan.
Security. As a condition of CUP approval, a security should be posted to ensure the completion
of all necessary site improvements (i.e., canopy expansion, curbing, parking lot surfacing, etc.).
The said security should be an amount determined appropriate by the City Zoning Administrator.
Trash. As depicted previously, the site's trash handling area is inaccurately illustrated upon the
submitted site plan. As shown on the attached site photographs, trash handling equipment is
visible from the west. According to the Ordinance, all trash receptacles must be screened from
view of adjacent properties and public right-of-way by a fence or wall of at least six (6) feet in
height and a minimum opaqueness of eighty (80) percent. As a condition of CUP approval, this
provision must be upheld.
Sewage Treatment. The convenience center holds an individual, on-site sewage treatment
system. As a condition of CUP amendment approval, the system must be found to, or upgraded
if necessary, to comply with current City performance standards. Additionally, the location of
the on-site treatment system must be identified upon the site plan. This issue should be subject
to further comment by the City Engineer.
Loading. According to Section 20-23-7 of the Zoning Ordinance, all commercial buildings must
have at least one off-street loading stall. As a condition of CUP approval, a loading area should
be designated on the site plan and provided and designated on the site.
7
Canopy. As noted previously, an expanded dump canopy has been proposed as part of the site
improvements. Specifically, a 1,624 square foot expansion (56' x 29') to the existing 1,456
square foot canopy (56' x 26') has been proposed. B-3 district provisions (for convenience stores
with gas) make an allowance for such canopies, provided they lie no closer than 20 feet from the
front lot line. The proposed canopy is shown to lie -::E 35 feet from the front lot line and complies
with the required setback.
To ensure that the proposed canopy is erected, the applicant should post a security in an amount
determined appropriate by the City Zoning Administrator.
Curb Cuts. The subject property is currently accessed via two 30 foot wide curb cuts from
County Road 42. No changes in site access have been proposed as part of the CUP. The curb cut
widths have been reviewed and approved by Wright County as part of the past County Road
42/Highway 101 intersection realignment.
According to the Zoning Ordinance, curb cuts may not exceed 24 feet in width, unless approved
by the City Engineer, and may not be located less than 40 feet from one another. The City
Engineer has indicated that the existing 30 foot curb cut widths are necessary to accommodate
semi -truck access to the property and are therefore acceptable.
With a separation of -+- 85 feet, the access points comply with the City's minimum separation
requirements.
Grading and Drainage. According to the City Engineer, an assurance must be made that
stormwater runoff and potential pollutants from the site are properly controlled/ managed. The
City Engineer has specifically indicated that applicable provisions of "Protecting Water Quality
in Urban Areas, Best Management Practices for Minnesota" (Minnesota Pollution Control Agency,
1989) be satisfied. This may, in the opinion of the City Engineer require the construction of a
sedimentation basin on site. This issue should be subject to further comment by the City
Engineer.
Landscaping. According to the Zoning Ordinance, grass plantings and landscaping must be
provided in all areas bordering off-street parking areas. While landscaping has been found to exist
upon the subject site, its existence has not been identified on the submitted site plan. Existing
landscaping upon the site (see Exhibit E) focuses along the building perimeter, site entry areas and
is considered satisfactory.
According to section 20-16-7 of the Zoning Ordinance, where any non-residential use abuts
property zoned for residential use, that non-residential use must provide screening along the
boundary of the residential property. In conformance with this provision, a dense vegetative
screen exists along the subject property's southern property line (adjacent to Riverbend Mobile
Home Park).
E:.
CONCLUSION
Based on the preceding review, our office recommends approval of the requested conditional use
permit amendment subject to the conditions listed in the Executive Summary of this report.
PC: Elaine Beatty
Larry Koshak
Andy MacArthur
Clem Darkenwald
M
EXHIBIT A - SITE LOCAT
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City of Otsego
3rd Industrial Site Selection Committee
The 3rd Industrial Site Selection Committee was established
for the purpose to designate an area in the City of Otsego that would
provide an area for small businesses. This site is to provide a
location for small businesses and small industrial based businesses
that are now operating as home extended businesses and for future
small business to settle in our community.
This committee realizes the large costs involved in
establishing a business location. The location of property and the
distinct advantages of that location, can easily dictate the initial
cost of the land. An example of this is property directly on the 101
corridor. The high visibility and immediate access will dictate
higher initial cost for the property.
Since our target industries are usually operating on small
capital bases, we chose the following criteria on the requirements
for our selection:
A. Easily accessible
B. Low visibility.
C. Minimal residential impact.
D. Future sewer and Water.
E. Fairly flat contour.
F. Potential cost of Land.
G. Relationship to current Industrial Zoned Areas.
Our Committee surveyed the entire City of Otsego and choose 7
sites that fell within the above criteria. We then used that criteria
to determine our final recommendation. The site locations are
outlined on the map included in this report.
SITE 1.
This site met all of our requirements with the exception of F
(potential cost of land). Because of the future sewer corridor, this
land would be more applicable for a large industry, or an industrial
pa rk.
SITE 2.
This site did not meet B (low visibility), or F (potential cost of
land). Because of the future sewer corridor, this land would be more
applicable for a large industry, or an industrial park.
SITE 3.
This site met all of our requirements. It has minimal
residential impact, low visibility, and yet is easily accessible since
it is off of CR. 37.
SITE 4
This site would have a potential impact on the residential
areas surrounding this site. Also, because of the large amount of
wetlands in this area, the cost of developing the land could out way
the low cost goal of the property. This site is also considerable
distance from the potential sewer corridor.
SITE 5
This site was not recommended because of its considerable
distance from the potential sewer corridor and its accessibility.
Any traffic from the Hwy. 101 area would pass directly through our
most populated area of the city. The location directly on CR. 39
would eliminate the low visibility preference.
SITE 6
This site did not meet B (low visibility), or F (potential cost of
land). Because of the future sewer corridor, this land would be more
applicable for a large industry, or an industrial park.
SITE 7
This site met all of our requirements. It has minimal
residential impact, low visibility, and yet is easily accessible since
it is off of CR. 37.
Summery:
It is our recommendation to choose site location 3 as our first
choice for our third industrial site, with site location 7 as our
second choice. We recommend rezoning either of these areas as soon
as procedure permits.
We do have an additional recommendation. Because of the
advantages we saw in sites 1, 2, and 6, for a larger scale industrial
site. We recommend rezoning this area for this purpose before it is
in -filled with residential.
Z7,1
XX
. . . . . . . . ...
X . . . . . . . . .
. . . . . . . . . . . . . 4
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X
92nd Sr C B
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1117th ST
2223 24 ,1 9
X -
1151h ST
d ST.
both ST both ST
77th ST 77tk ST
927 26 5, 75th ST 25 4 30 29 X,
X
:2
... ............
loth Si loth Si Toth Si S
671h ST
67th ... ...
—�6
35 31 32 34
65th ST
62nd ST
Ch, -fit M h RICO a
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Otsego!
Minnesota
Agricultural FS - Highway Commercial (134 ac..)
Land Use L. * A Low Density Residential Industrial (536 ac.) -
PlanE@ - Medium/High Density Residential (229 ac.) Park/Public Facility
'
M - Neighborhood Commercial Iiiiiiiii Land uses dependent upon Hwy.
101 upgrade and sewer avallibility
.5 0
SCALE IN MILES
MAP DAM.
SEPTEMBER 1989
NOTE: IM MAP 8 FOR rLAWONG
KWOUS OKY AMD 11NO"
1001 KI4P- WWA PWOVE
6WASLOW-MEWfil AMC RIOLOP"
BASE MAP SOURCE:
WfVGH7 COUNTY
SURVEYORS OFFICE 7-25
35 65th ST
-62nd V L
2.
Agricultural FS - Highway Commercial (134 ac..)
Land Use L. * A Low Density Residential Industrial (536 ac.) -
PlanE@ - Medium/High Density Residential (229 ac.) Park/Public Facility
'
M - Neighborhood Commercial Iiiiiiiii Land uses dependent upon Hwy.
101 upgrade and sewer avallibility