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ITEM 2.1TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231 .5840 Facsimile: 763.427.0520 TPC@PlanningCo.com PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht, AICP DATE: 17 July 2015 60 -DAY DATE: 22 August 2015 RE: Otsego — Minnesota Medical Solutions TPC FILE: 101.02 BACKGROUND ITEM 2-7 Minnesota Medical Solutions LLC (MinnMed) is proposing development of a 312,425 square foot growing and production facility for medical cannabis on a 30 acre site at the northwest corner of Jalger Avenue and 77th Street identified as 7971 Jalger Avenue NE. The subject site is currently undeveloped and used for agricultural cultivation. The proposed development involves consideration of applications for a Zoning Ordinance text amendment, Zoning Map amendment, conditional use permit and preliminary/final plat. A public hearing to consider the applications has been noticed for the Planning Commission meeting on 20 July 2015 at 7:OOPM. Exhibits: A. Draft Zoning Ordinance Amendment B. Applicant Narrative C. Site Location D. City Submittal dated 06.23.2015 ANALYSIS Use. The proposed State licensed medical cannabis manufacturing facility is unique in that it involveS cultivation of plants along with production and packaging of pharmaceutical medicines for distribution. Distribution of the pharmaceutical medicine will occur at locations within four of the State's eight Congressional Districts and not in the City. Based on the significant agricultural element of the proposed use, City staff recommends allowing the use within the A- 2, Long Range Urban Service Area. Allowance in the A-2 District will require a Zoning Map amendment application giving the City maximum discretion to determine the appropriateness of the use at a specific location. City staff further recommends that the use be a conditional use within the A-2 District to provide the City additional oversight to ensure that adequate infrastructure is in place to serve the use and that the activity will be compatible with existing and planned surrounding land uses. To this end, although the use will be located in the A-2 District, City staff recommends requiring performance standards applicable to industrial uses to ensure the highest standards of development. However, the City will, for the most part, defer to the requirements of Minnesota Rules 4770 to regulate the actual operation of the use under the State license. A draft ordinance amending the Zoning Ordinance to allow State licensed medical cannabis production facility as a conditional use within the A-2 District is attached for review as Exhibit A. Comprehensive Plan. The 2012 Comprehensive Plan guides the subject site for future industrial uses within the West Sewer District and encourages industrial development to create new job opportunities within Otsego and expand the local tax base. Until such time as sanitary sewer and water utilities are available to the subject site, the Comprehensive Plan establishes an interim use plan to maintain agricultural uses. The proposed use is a unique agricultural - industrial use involving the cultivation of plants and production of pharmaceutical medicine from the harvested plant material that is compatible with the existing and planned uses in the area and that meets the City's economic development goals. Zoning. The subject site is zoned A-1, Agriculture Rural Service District. City staff has proposed allowing the use as a conditional use within the A-2 District. As such, the application includes a request to amend the Zoning Map to rezone the subject site from A-1 District to A-2 District. Surrounding Uses. The subject site is surrounded by the following existing and planned land uses identified in the table below. Based on the area of the subject site, separation from adjacent rural residential uses and enclosed nature of the use's cultivation and production functions, no compatibility issues will occur. Direction Land Use Plan Zoning Map Existing Use North Industrial A-1 District Agriculture East Industrial A-1 District Agriculture South Industrial INS District MN/Road West Industrial A-1 District A-2 District Rural Residential Forestry 2 Building. The proposed building includes 58,409 square feet of office, lab and production facilities and up to 254,016 square feet of greenhouse space. The site plan also identifies a future 20,158 square foot expansion on the north side of the principal building that will be included in the conditional use permit review and be allowed to occur with a building permit in the future. The submitted elevations indicate that the principal building will be constructed of integral concrete panels on all four sides, although the colors are not identified and must be other than natural grey. The east and a portion of the south elevation have a raked texture whereas the other elevations are a smooth panel. Section 20-17-4.B.1b(3) of the Zoning Ordinance requires that all of the concrete panels for industrial buildings use a textured finish necessitating a revision to the building elevations. The building is 20.5 feet tall, which is within the height limit of 45 feet allowed within the A-2 District. No plans have been submitted for the greenhouse structure, which is considered to be an agricultural structure, but it will be fully enclosed with controlled access. Landscaping. The developer has submitted a landscape plan for the subject site providing for trees adjacent to the building entrance and parking area. The sizes and types of proposed plantings comply with Section 20-16-7 of the Zoning Ordinance. The developer must specify whether lawn areas are to be seeded or sodded and the extent to which in -ground irrigation is to be installed, subject to review and approval of City staff. The landscape plan is adequate given the security issues involved with the proposed use. Lot Requirements. The table below outlines the lot requirements of the A-2 District applicable to the subject site. The site complies with the minimum requirements of the A-2 District. The site plan does not reflect dedication of right-of-way for Jalger Avenue and 77th Street, but even with this adjustment to the property lines, the proposed building will comply with setbacks. Access. The subject site is adjacent to Jalger Avenue and 77th Street. Both streets exist by prescriptive right and require dedication of right-of-way as part of the property subdivision. The 2012 Comprehensive Plan identifies both streets as commercial/industrial collector streets, which require an 80 foot wide right-of-way. The preliminary and final plat must dedicate 40 feet of right-of-way for the west half of Jalger Avenue and for the north half of 77th Street. The primary entrance to the site will be from a driveway with gate and guard station off of 77th Street. The driveway location must be setback 200 feet from the intersection of 77th Street and Jalger Avenue, subject to review by the City Engineer. The gate entrance is setback less than 60 feet from the public street, which is not sufficient space to allow a semi-tractor/trailer to pull completely out of the travel lanes to wait for the gate to open. We recommend that 91 Min. Lot Area Min. Lot Width Min. Setbacks Jalger Ave. 77th St. North West Required 20ac. 450ft. 65ft. 65ft. 10ft. 50ft. Proposed 30.3ac. 1,018ft. 255ft. 120ft. 400ft. 265ft. Access. The subject site is adjacent to Jalger Avenue and 77th Street. Both streets exist by prescriptive right and require dedication of right-of-way as part of the property subdivision. The 2012 Comprehensive Plan identifies both streets as commercial/industrial collector streets, which require an 80 foot wide right-of-way. The preliminary and final plat must dedicate 40 feet of right-of-way for the west half of Jalger Avenue and for the north half of 77th Street. The primary entrance to the site will be from a driveway with gate and guard station off of 77th Street. The driveway location must be setback 200 feet from the intersection of 77th Street and Jalger Avenue, subject to review by the City Engineer. The gate entrance is setback less than 60 feet from the public street, which is not sufficient space to allow a semi-tractor/trailer to pull completely out of the travel lanes to wait for the gate to open. We recommend that 91 the site plan be revised such that there is a minimum of 80 feet between the gate and the edge of the public street. A second access to 77th Street is provided to the west to allow for extension of a fire access lane to the west and north of the proposed building. The Albertville Fire Department requires that the fire lane be a minimum of 20 feet wide and paved with a 10 ton surface to support fire equipment. The Albertville Fire Department must also review the need for a fire lane south of the building Off -Street Parking. The table below estimates parking demand for the proposed use based on the requirements of Section 20-22-9 of the Zoning Ordinance: Use Area Requirement Stalls Office 15,989sf. 3 stalls + 1 stall/200sf. 83 Production 38,688sf. 1 stall/7,500sf. + 1 stall / 1.5 employees 6 Greenhouse 254,016 No Standard 0 Tota 1 89 The developer indicates there may be as many as 145 employees accessing the site on a daily basis but does not break this number down into shifts. The site plan provides 142 off-street parking stalls dimensioned and having a paved surface and perimeter concrete curb as required by Section 20-22-4.H of the Zoning Ordinance. There is also more than adequate area within the subject site to add additional parking stalls if a need is identified in the future. Given the security issues involved with the proposed use, the need to have available parking spaces within the perimeter security fence will ensure that the developer provides adequate off-street parking for employees and visitors. Off -Street Loading. The subject site has two primary loading areas. There is a receiving area on the south fagade for delivery of materials to the site, including a semi-tractor/trailer loading dock. The loading area has adequate paved area accessing it allowing for semi -tractor trailers turning movements. A second shipping area is located at the northeast corner of the building for distribution of product from the facility with access adequate for the types of delivery vehicles used by the operation. Odor. The Zoning Ordinance incorporates Minnesota Pollution Control Agency regulations regarding odor generation in Section 20-16-13 of the Zoning Ordinance. The proposed facility will have a Heating/Ventilation/Air Conditioning system designed to minimize exterior odors. City staff toured the developer's existing facility within the City and there is an odor identifiable when directly adjacent to the building, but not at a distance. Based on the existing and planned character of the area, no odor issues related to the proposed use are anticipated. Fence. The site plan identifies a 12 foot tall chain link fence with barbed wire security arms at the perimeter of the lot. Section 20-16-6.K of the Zoning Ordinance limits industrial fences to a !! maximum height of eight feet unless approved by conditional use permit. The barbed wire security arms are allowed provided that the arms are a minimum of seven feet above grade. The additional height of the fence is warranted based on the security needs of the proposed use. City staff recommends that the fence be setback from the property line 10 feet so as not to encroach into the required drainage and utility easements at the perimeter lot by Section 21- 7-15 of the Subdivision Ordinance. A fence permit is required to be issued by the Zoning Administrator prior to construction of the fence upon the subject site. Exterior Lighting. The applicant has submitted a photometric lighting plan indicating the type, location and illumination pattern of proposed exterior lighting upon the subject site. All of the lighting is to be installed to the east of the office/warehouse building and greenhouse structures. The illumination pattern does not exceed 1.0 foot-candle at the property lines and complies with Section 20-16-10.C.1 of the Zoning Ordinance. All light fixtures must be a shoe - box design with 90 degree horizontal cut-off as required by Section 20-16-10.C.3.c of the Zoning Ordinance. The pole mounted fixtures are 25 feet high and comply with Section 20-16-10.4 of the Zoning Ordinance. Signs. No plans have been submitted for signs to be located on the building or upon the site. Any signs must comply with Section 37 of the Zoning Ordinance and requires issuance of a sign permit prior to installation. Trash. The site and building plans do not specifically identify an area for trash handling and storage. Any exterior trash containers must be enclosed and screened from view of adjacent properties and the public streets in accordance with Section 20-16-15.13 of the Zoning Ordinance. Grading Plan. The developer has submitted a grading plan for the subject site. All grading, drainage and erosion control issues are subject to review and approval by the City Engineer. Utility Plan. The subject site is within the West Sewer District established by the 2012 Comprehensive Plan. Sanitary sewer and water utilities are not available at the subject site and are approximately one mile and one and one-half miles, respectively, from the subject site. As such, the use is proposed to be served by on-site septic system and well. The design of the septic system and well is to be subject to review and approval of the City Engineer. City staff recommends that the development agreement include a provision referencing Section 6-1-3 of the City Code requiring connection to municipal utilities at such time as they are available to the property and that the on-site systems be designed to facilitate such connections. Easements. Section 21-7-15 of the Subdivision Ordinance requires a 10 foot drainage and utility easement at the perimeter of the subject site. This easement must be shown on the preliminary and final plat documents. All easements are subject to review and approval of the City Engineer. E Preliminary/Final Plat. The developer has submitted a certificate of survey illustrating the subdivision of the proposed subject site from the 133.8 acre parent parcel (divided by Jalger Avenue). Due to the dedication of right-of-way for Jalger Avenue and 77th Street, the proposed subdivision must be approved as a preliminary and final plat. Preliminary and final plat documents must be submitted and are subject to review by City staff prior to execution by the Mayor and City Clerk and recording with Wright County. Development Agreement. The developer will be required to enter into a development agreement with the City as a condition of approval for the conditional use permit and preliminary/final plat. The development agreement will establish performance requirements by the developer and provision of security for completion of the planned improvements. The development agreement will be drafted by the City Attorney and is subject to approval of the City Council. RECOMMENDATION City staff recommends approval of the applications to allow development of a State licensed medical cannabis production facility for MinnMed as outlined below. POSSIBLE MOTIONS Decision 1— Zoning Ordinance Text Amendment A. Motion to recommend approval of a Zoning Ordinance text amendment making allowance for State licensed medical cannabis production facilities as a conditional use within the A-2 District. B. Motion to recommend denial of the Zoning Ordinance text amendment as not consistent with the policies of the Comprehensive Plan and intent of the Zoning Ordinance. C. Motion to table. Decision 2 — MinnMed Development Proposal A. Motion to approve a Zoning Map amendment, conditional use permit and preliminary/final plat for Minnesota Medical Solutions, LLC subject to the following conditions: .: 1. The facility shall be licensed by the State of Minnesota as a Medical Cannabis Manufacturer and shall be developed and operated in accordance with Minnesota Rules Chapter 4770, as may be amended. 2. The use shall not include a distribution facility for medical cannabis as defined by Minnesota Rules Chapter 4770.0200, Subp. 13, as may be amended. 3. All of the exterior concrete panels shall use a textured finish as required by Section 20-17-4.B.1b(3) of the Zoning Ordinance and the integral colors shall be specified. 4. The landscape plan shall be revised to specify lawn areas that are to be seeded and/or sodded and the extent to which in -ground irrigation is to be installed, subject to review and approval of City staff. 5. The site plan shall be revised such that there is a minimum of 80 feet between the gate and the edge of the public street to allow vehicle stacking, subject to review and approval of City staff. 6. All fire lanes shall be a minimum of 20 feet wide and paved with a 10 ton surface to support fire equipment; the location of all fire lanes is subject to review and approval by the Albertville Fire Department and City staff. 7. The security fence shall be setback from the property line 10 feet so as not to encroach into the required drainage and utility easements at the perimeter lot by Section 21-7-15 of the Subdivision Ordinance. 8. All exterior light fixtures must be a shoe -box design with 90 degree horizontal cut-off as required by Section 20-16-10.C.3.c of the Zoning Ordinance. 9. Any signs must comply with Section 37 of the Zoning Ordinance and requires issuance of a sign permit prior to installation. 10. Any exterior trash containers must be enclosed and screened from view of adjacent properties and the public streets in accordance with Section 20-16-15.B of the Zoning Ordinance. 11. All grading, drainage and utility issues shall be subject to review and approval of the City Engineer. 12. Section 6-1-3 of the City Code requires connection to municipal utilities at such time as they are available to the property and interim on-site systems be designed to facilitate such connections. All utility issues, including on-site septic and well systems, shall be subject to review and approval of the City Engineer. 7 13. All easement shall be subject to review and approval of the City Engineer. 14. The developer shall submit preliminary and final plat documents including the information outlined in Sections 21-6-2 and 21-6-3 of the Subdivision Ordinance, subject to review by City staff prior to execution by the Mayor and City Clerk and recording with Wright County. 15. The developer shall execute a development agreement drafted by the City Attorney and subject to approval of the City Council. B. Motion to recommend denial of the application as not consistent with the policies of the Comprehensive Plan and requirements of the Zoning Ordinance and Subdivision Ordinance. Lori Johnson, City Administrator Tami Loff, City Clerk Ron Wagner, City Engineer Andy MacArthur, City Attorney Josh O'Neill, MinnMed Mary Matze, Landform ORDINANCE NO.: 2015 -XX CITY OF OTSEGO COUNTY OF WRIGHT, MINNESOTA AN ORDINANCE AMENDING THE ZONING ORDINANCE TO ESTABLISH STATE LICENSED MEDICAL CANNIBUS PRODUCTION FACILITIES AS A CONDITIONAL USE WITHIN THE A-2, AGRIGULTURE LONG RANGE URBAN SERVICE DISTRICT THE CITY COUNCIL OF THE CITY OF OTSEGO DOES HEREBY ORDAIN.- Section RDAIN: Section 1. Section 20-52-5 of the Zoning Ordinance is hereby amended to include the following provisions: State licensed medical cannabis production facilities, provided that: 1. The facility shall be licensed by the State of Minnesota as a Medical Cannabis Manufacturer and shall be developed and operated in accordance with Minnesota Rules Chapter 4770, as may be amended. 2. The use shall not include a distribution facility for medical cannabis as defined by Minnesota Rules Chapter 4770.0200 Subp. 13, as may be amended. 3. The traffic generated by the proposed use can be adequately accommodated (both volume and weight) by the streets accessing the property upon which the use is located. 4. The principal building shall be constructed with exterior materials as required for uses developed in industrial districts established in Section 17 of this Chapter. 5. All fencing shall comply with the requirements of Section 20-16-6 of this Chapter. 6. The site shall be landscaped and screened in accordance with Section 20- 16-7 of the Zoning Ordinance. 7. All exterior lighting shall comply with the requirements of Section 20-16-10 of this Chapter applicable to industrial uses. 1 8. Any odor emissions shall be within the limits established by Section 20-16- 13 of this Chapter. 9. The use shall have adequate sewage disposal facilities in accordance with Section 20-16-17 of this Chapter or Section 6-1-3 of the City Code, as may be applicable. 10. All off-street parking areas and drive aisles shall be constructed in accordance with the design and construction standards of Chapter 21 of this Chapter. 11. All loading areas shall be constructed in accordance with the design and construction standards of Chapter 21 of this Chapter. 12. All signs shall comply with the provisions of Section 37 of this Chapter. 13. The use shall not include any outdoor storage. Section 2. This Ordinance shall become effective immediately upon its passage and publication. MOTION BY: SECOND BY: ALL IN FAVOR: THOSE OPPOSED: ADOPTED by the City Council of the City of Otsego this day of 2015. CITY OF OTSEGO ya Jessica L. Stockamp, Mayor 2 ATTEST: Tami Loff, City Clerk Minnesota Medical Solutions MINNESOTA Y Otsego, MN APPLICATION FOR ZONING ORDINANCE AMENDMENT, CONDITIONAL USE PERMIT AND SUBDIVISION June 23, 2015 . . L A N D F O R M From Site to Finish INTRODUCTION On behalf of Minnesota Medical Solutions, Landform is pleased to submit this application for a zoning ordinance amendment, conditional use permit, and subdivision for the property at 7971 Jalger Avenue NE (PID # 118800272200). We are excited about this new use that will enhance the local economy and create new jobs in the City. ZONING ORDINANCE AMENDMENT AND CONDITIONAL USE PERMIT The subject property is zoned A-1 (Agricultural -Rural Service District) and guided Industrial in the 2012 Comprehensive Plan. Minnesota Medical Solutions is requesting a zoning ordinance amendment to allow for a medical marijuana growing facility as a conditional use in the A-1 Zoning district. Section 20-3-2 (F) of the Zoning Ordinance allows the City Council and Planning Commission to consider Zoning Ordinance Amendments and Conditional Use Permits according to the following standards.- 1. tandards: 1. The proposed action's consistency with the specific policies and provisions of the Otsego 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 within the Zoning Ordinance and other provisions of the City Code. 4. Traffic generation of the proposed use in relation to capabilities of streets serving the property. 5. The proposed use can be accommodated by existing public services and facilities and will not overburden the City's service capacity. The proposed facility meets these standards as follows: 1. The proposed action's consistency with the specific policies and provisions of the Otsego Comprehensive Plan. The proposed facility is consistent with the specific policies and provisions of the Otsego Comprehensive Plan. The site is guided for industrial uses in the Comprehensive Plan. The WC015001 — Minnesota Medical Solutions L A N D F O R M June 23, 2015 Project Narrative 2 Comprehensive Plan identifies acceptable industrial uses, specifically distribution facilities, warehousing, and the assembly and manufacture of goods. The proposed facility will grow and process medical marijuana for distribution to Minnesota dispensaries. The proposed facility also supports economic vitality of the City by providing employment opportunities and expanding the tax base by expanding businesses and industry while maintaining the rural character of the area. 2. The proposed use's compatibility with present and future land uses of the area. The proposed facility is compatible with present and future land uses in the area. The proposed use as a facility to grow plants for distribution at Minnesota dispensaries is similar to permitted agricultural uses in the A-1 Zoning District. Marijuana is an agricultural crop and the project will include a greenhouse for its production. These uses are permitted by right in the A-1 zoning district. Due to the recent legislation that legalized the product, the facility will require specialized equipment and security. In addition to growing the product on site, the product will be processed and packaged for consumption. Because the facility grows and packages the product, the use is a combination of agricultural and industrial. Therefore, the City is recommending that the facility be permitted as a conditional use in the A-1 Zoning district. 3. The proposed use's conformity with all performance standards contained within the Zoning Ordinance and other provisions of the City Code. The proposed project conforms with the performance standards contained within the Zoning Ordinance and other provisions of the City Code. The proposed project meets the standards for the A-1 zoning district and the general performance standards. While there are no parking standards that are specific to this type of use, the proposed facility would meet the parking requirements for industrial and manufacturing standards. 4. Traffic generation of the proposed use in relation to capabilities of streets serving the property. The proposed site is served by Jalger Avenue to the east and 771h Street NE to the south. Truck and employee access to the site will be provided on via 771h Street NE. It is anticipated that 130-145 employees will access the site on a daily basis, but that they will work in shifts. Therefore, not all 145 employees will be coming to the site at once. Because the site has few residential properties to the north and Interstate 94 to the south, the additional traffic to the site will have little impact on the surrounding properties and roads. WC015001 — Minnesota Medical Solutions L A N D F 0 R M June 23, 2015 Project Narrative 3 5. The proposed use can be accommodated by existing public services and facilities and will not overburden the City's service capacity. The proposed use will be accommodated by existing public services and facilities and will not overburden the City's service capacity. The facility will be serviced by a well and septic according to the standards of Section 8 of the Subdivision Ordinance. Development Plan The proposed development meets all of the standards required by the Zoning and Subdivision Ordinances. The site includes 142 parking spaces and additional spaces could be provided on site. The perimeter of the parking areas and the building are attractively landscaped and provide screening of the parking areas. Parking areas and drive accesses will be paved so that roadway dust is eliminated and the fire lane will be constructed using Class 5 gravel. The building is planned for construction in two phases. The offices and production facility along with two greenhouse rooms will be constructed first. The site provides enough room to construct two additional greenhouse rooms should there be enough demand for expansion of the business. SUBDIVISION Minnesota Medical Solutions is also proposing to subdivide the property at 7971 Jalger Avenue NE to create two A-1 parcels from one A-1 parcel. Section 21-2-1 (C) allows minor subdivisions when no more than two lots are created and when the parcel of land has not been part of a minor subdivision within the last five years. The proposed subdivision meets the standards of the subdivision ordinance. The subdivision will provide appropriate drainage and erosion control. While the ordinance does require a tree preservation plan, the site does not have any trees, and is currently used exclusively for agricultural purposes. SUMMARY We respectfully request approval of a zoning amendment to allow for a medical marijuana growing facility as a conditional use in an A-1 Zoning District and to subdivide the property at 7971 Jalger Avenue NE. We look forward to presenting plans to the Planning Commission on July 20, 2015 and City Council on July 27, 2015. WC015001 —Minnesota Medical Solutions L A N D F 0 R M June 23, 2015 Project Narrative 4 CONTACT INFORMATION This document was prepared by.- Mary y:Mary Matze, Planner Landform 105 South Fifth Street, Suite 513 Minneapolis, MN 55330 Any additional questions regarding this application can be directed to Steve Sabraski at ssabraski(a)_landform.net or 612.638.0243. 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B&B DECIDUOUS TREES 3 ACAB AUTUMN BLAZE MAPLE ACER x FREEMANII •JEFFERSRED" 50'H x 40V 2" CAL. B&B DECIDUOUS TREES 3 OUBI SWAMP WHITE OAK QUERCUS BICOLOR 60'H x 507W 2" CAL. B&B PERENNIALS 323 NEFA CATMINT NEPETA FA55ENII 2•H x 3'W #5 CONT. CONTAINER ' I w I I I I II I I I I I I I 1 I I I I � I I � I I I I I I I I 1 I I � II II I 1 II II roNo as' III I I I ' II I I I I II �OAmW 1 l 11�------II - - - - - - - - - - - - 4 R%TRE (25 -LAI) A9 °EHK-0 N cuRREM nrA°L 5fE9NG fWNAL. NATIVE 1Ff SHALL BE OF IYNESOTA OtiGN ND CERiFED BY TIE INNEBcfA .1 SIIIIEEW MINNETON6A, mII 3D OnvTSIwrnU1IO¢r0 e�lisiN.LARM�N� VERFYfNG —1—TO iIY OWNER i------------- I 4. PLANL nATERUE SHALL ro,80R11 i0 'per ANERICAN ASSOGIAiION OF NRBERTYEN SiMDPR03 AND BE OF HI4OY Stec%. — —1 D6EP.06, NFFBTAiION, DPriPCf, PND gY5vRA1pN. FC4 BETWEEN THE NUTBER of 0.ANr5ON iNE 50¢RA.E AND T,E n1.r0E¢ SNOWN ONON T,¢- DRAWNC. T,E DRAWNG 9WdL GD✓E¢N. 5w.1 coEsaT oP 4 v"ars rays°r_ rc vrs PfAr wrus, wirN 3 5 POiNOS Cf 0l1nERC1AL. FEaru2ER PDDED PER L11Nc YAR°, r FUTURE ADDITION � jL,���® 7lyr >. F�DLLDW NM 9EEDN NAMIAL FOR PLANING NSTR°cr— f0R EBTA56N'EM cF FFE--970.00 > 11 1 20,158 SF FOOTPRINT M I N N E S OTA — — — — AICORRIDOR AIR CORRIDOR 71 IL NBTALL 4 NGH DL9'!H OF S,REDO.E° NPFOw000 BAR% MLLN N 9010 8E0 AREAS. ¢ �� 2 TO 3 Ncx LevrN of 54EwED NAR°woDD BAa% ru.w N vfaENwl aE° OTSEGO, MINNESOTA NBrNl A 4-fdOT gANEPcR 54E°W9 1WYDW000 BAR% NLLN DIBH ARWND r^""_ I - FFE=970.00 FFE=970.00 I � 12,096 SF FOOTPRINT 12,096 SF FOOTPRINT I I FUTURE GREENHOUSE FUTURE GREENHOUSE I GREENHOUSE GREENHOUSE I _ I FFE=970.00 FFE=970.00 FFE=970.00 FFE=970.00 i I -� I I aoe00000moaRoo I 28,728 SF FOOTPRINT 28,728 SF FOOTPRINT 28,728 SF FOOTPRINT 28,728 SF FOOTPRINT w o OFFICEIWAREHOUSE 3 .6 A'I- I I FFE=970.00 I I FUTURE GREENHOUSE FUTURE GREENHOUSE I GREENHOUSE GREENHOUSE FFE=970.00 w y 58,415 SF FOOTPRINT ' I w I I I I II I I I I I I I 1 I I I I � I I � I I I I I I I I 1 I I � II II I 1 II II roNo as' III I I I ' II I I I I II �OAmW 1 l 11�------II 1 0 NORTH 4 Know wt rs Below. 0011 before you dig. 0 50 100 Ply CONS�� CITY SUBMITTAL 06.23.2015 L AN D F O R M from SBR' Finbh 1058mdh Flflh A—. Tal: 612-2528 6060613 F- 612-252-9M Mh --p-1- MN 'I Web: J-dfmm M FlIENPME LE0IWCOWI.OWG PROIECTNO. WGG1.1 w PRIOR T°. BEONVC. WELSH CONSTRUCTION >. COORDNATE NBiN1AiY.N wRN cONfRA[TO45 v6RPORIfrr^ RELArfO WORB. LSSD 64KER ROAD 4 R%TRE (25 -LAI) A9 °EHK-0 N cuRREM nrA°L 5fE9NG fWNAL. NATIVE 1Ff SHALL BE OF IYNESOTA OtiGN ND CERiFED BY TIE INNEBcfA .1 SIIIIEEW MINNETON6A, mII 3D OnvTSIwrnU1IO¢r0 e�lisiN.LARM�N� VERFYfNG —1—TO iIY OWNER r¢ssxn0ino-A 4. PLANL nATERUE SHALL ro,80R11 i0 'per ANERICAN ASSOGIAiION OF NRBERTYEN SiMDPR03 AND BE OF HI4OY Stec%. — —1 D6EP.06, NFFBTAiION, DPriPCf, PND gY5vRA1pN. FC4 BETWEEN THE NUTBER of 0.ANr5ON iNE 50¢RA.E AND T,E n1.r0E¢ SNOWN ONON T,¢- DRAWNC. T,E DRAWNG 9WdL GD✓E¢N. 5w.1 coEsaT oP 4 v"ars rays°r_ rc vrs PfAr wrus, wirN 3 5 POiNOS Cf 0l1nERC1AL. FEaru2ER PDDED PER L11Nc YAR°, r 6:REPD A Or. Nc 9 4F 1— am —1/sw ALL rwc rzEAs 06'FURBE° Br a rrvrna+. � jL,���® 7lyr >. F�DLLDW NM 9EEDN NAMIAL FOR PLANING NSTR°cr— f0R EBTA56N'EM cF rM"9rEEpARM� vDE GDOeDNA'roN FOR RENIRF9 ERDSIDN P¢EVENfIDN AW INu[_o B EDGE 54110 BEDS WNN 6 -NLN BU.e% VNri EOLVJC (BLAL% dAMDID OR APWe— EQUAL) E%CYPr WHERE ADJALTt,f TO LARBNc, WNYS'g2 BUL°NCS. REFER TO A. Pi — PLAMB ACIX4DN0 t0 LAYOUT BPA . M I N N E S OTA — — — — AICORRIDOR AIR CORRIDOR 71 IL NBTALL 4 NGH DL9'!H OF S,REDO.E° NPFOw000 BAR% MLLN N 9010 8E0 AREAS. ¢ �� 2 TO 3 Ncx LevrN of 54EwED NAR°woDD BAa% ru.w N vfaENwl aE° OTSEGO, MINNESOTA NBrNl A 4-fdOT gANEPcR 54E°W9 1WYDW000 BAR% NLLN DIBH ARWND r^""_ � y�T NOt {LACED WrtIW A SN4L,9 GQ PfREiMAL PLAN1YUG BED. YNiL FDLh1O l9 HDt REfa1REp, uNIE55 NOTED OinE¢W6E. FFE=970.00 FFE=970.00 12,096 SF FOOTPRINT 12,096 SF FOOTPRINT -. I i I -� I I aoe00000moaRoo ...... _ I I I I i 3 I 11 I I I FUTURE GREENHOUSE FUTURE GREENHOUSE I GREENHOUSE GREENHOUSE FFE=970.00 _ -FFE=970.00 FFE=970.00 FFE=970.00 - i ' I I 28,728 SF FOOTPRINT 28,728 SF FOOTPRINT 28 1F FOOTPRINT 28,728 SF FOOTPRINT 728 S II I i ill l —__ II I 111 P I 'I -11 21 1 0 NORTH 4 Know wt rs Below. 0011 before you dig. 0 50 100 Ply CONS�� CITY SUBMITTAL 06.23.2015 L AN D F O R M from SBR' Finbh 1058mdh Flflh A—. Tal: 612-2528 6060613 F- 612-252-9M Mh --p-1- MN 'I Web: J-dfmm M FlIENPME LE0IWCOWI.OWG PROIECTNO. WGG1.1 PRIOR T°. BEONVC. WELSH CONSTRUCTION >. COORDNATE NBiN1AiY.N wRN cONfRA[TO45 v6RPORIfrr^ RELArfO WORB. LSSD 64KER ROAD 4 R%TRE (25 -LAI) A9 °EHK-0 N cuRREM nrA°L 5fE9NG fWNAL. NATIVE 1Ff SHALL BE OF IYNESOTA OtiGN ND CERiFED BY TIE INNEBcfA .1 SIIIIEEW MINNETON6A, mII 3D OnvTSIwrnU1IO¢r0 e�lisiN.LARM�N� VERFYfNG —1—TO iIY OWNER r¢ssxn0ino-A 4. PLANL nATERUE SHALL ro,80R11 i0 'per ANERICAN ASSOGIAiION OF NRBERTYEN SiMDPR03 AND BE OF HI4OY Stec%. — —1 D6EP.06, NFFBTAiION, DPriPCf, PND gY5vRA1pN. FC4 BETWEEN THE NUTBER of 0.ANr5ON iNE 50¢RA.E AND T,E n1.r0E¢ SNOWN ONON T,¢- DRAWNC. T,E DRAWNG 9WdL GD✓E¢N. 5w.1 coEsaT oP 4 v"ars rays°r_ rc vrs PfAr wrus, wirN 3 5 POiNOS Cf 0l1nERC1AL. FEaru2ER PDDED PER L11Nc YAR°, r 6:REPD A Or. Nc 9 4F 1— am —1/sw ALL rwc rzEAs 06'FURBE° Br a rrvrna+. � jL,���® 7lyr >. F�DLLDW NM 9EEDN NAMIAL FOR PLANING NSTR°cr— f0R EBTA56N'EM cF rM"9rEEpARM� vDE GDOeDNA'roN FOR RENIRF9 ERDSIDN P¢EVENfIDN AW INu[_o B EDGE 54110 BEDS WNN 6 -NLN BU.e% VNri EOLVJC (BLAL% dAMDID OR APWe— EQUAL) E%CYPr WHERE ADJALTt,f TO LARBNc, WNYS'g2 BUL°NCS. REFER TO A. Pi — PLAMB ACIX4DN0 t0 LAYOUT BPA . M I N N E S OTA D. sEE FDR III GP 1-1 MEDICAL SOLUTIONS 71 IL NBTALL 4 NGH DL9'!H OF S,REDO.E° NPFOw000 BAR% MLLN N 9010 8E0 AREAS. ¢ �� 2 TO 3 Ncx LevrN of 54EwED NAR°woDD BAa% ru.w N vfaENwl aE° OTSEGO, MINNESOTA NBrNl A 4-fdOT gANEPcR 54E°W9 1WYDW000 BAR% NLLN DIBH ARWND r^""_ � y�T NOt {LACED WrtIW A SN4L,9 GQ PfREiMAL PLAN1YUG BED. YNiL FDLh1O l9 HDt REfa1REp, uNIE55 NOTED OinE¢W6E. 1 0 NORTH 4 Know wt rs Below. 0011 before you dig. 0 50 100 Ply CONS�� CITY SUBMITTAL 06.23.2015 L AN D F O R M from SBR' Finbh 1058mdh Flflh A—. Tal: 612-2528 6060613 F- 612-252-9M Mh --p-1- MN 'I Web: J-dfmm M FlIENPME LE0IWCOWI.OWG PROIECTNO. WGG1.1 L i t ...__.—...---- .__._..... .......... _....0 I I I I I I I I - -----°—I—a) 1 - I I ... I I I I F---�° L ---J SUPPORT---�° ° 3,73-2S. F. -ata�r GREENHOUSE ASSEMBLY NOT SHOWN I (4007 PLDN SQUARE FOOTAGE BREAKDOWN OFFICE / LAS 15,989 S.F. SUPPORT 3,732 S.F. PRODUCTION 34,152 S.F. SHIPPING / RECEIVING 4,536 S.F. TOTAL 58,409 S.F. 4358 Raker Road, Suite 400, Minnetonka, MN 55343 TEL 952897.7874 FAX: 952897,7740 0 i COWL 5m 0(wW FOp'W_ATICN he9 0 0 0 STOR E LAB C. LAB i I ___—_—__—____—_—� I - SI-IIR'eYs 143 41 T Eml .........Ll LAB n:1 . II: cow_ r2 ua+ ADMN. OFFICE CFRCE OFFICE ROOM pB .. Yl 5W] *NIBHED - CORA. ® coraF LOBBT Ib i �cwc:� i ' wP Co IE -__ _ — i I I L— k PACKAWWa L30 OFFICE --- - --- -- - - - --- - - - - - - f l JAN i I _-- I 5`- OFFICE I I I I R7 Qm g I I I ELEC. o 0 i COWL 5m 0(wW FOp'W_ATICN he9 0 0 I I _ i I ___—_—__—____—_—� I Eml r2 ua+ ADMN. OFFICE CFRCE OFFICE OFFICE Emil Eml Yl 5W] CORA. ® coraF LOBBT Ib i �cwc:� i ' wP Co IE OFFICE I L— k ; STOR/ OFFICE � I ......... JAN i _-- 5`- OFFICE R7 Qm g - j lb�l EXTRACr1ON LOCK 131 COId21DOR 0 MILLM 63 ®' �, VESTIBULE r--�r--ter--� r---� II II MCAA'NICA- FIRE - L--L--L-- L ---J IT! _—_—__—_° I I I I ELECTRICAL r--1 ° I Q3 I II I L_J I I I MAINTENANCE L ---J° ° EDE WDROW I RECEINN' Eml / t FLOOR M -4N 4350 Baker Road, Suite 400, Minnetonka, MN 55343 TEL 952.897.7874 FAX: 952897.7740 THE DRNIAW3 AND / OR SPECIFICATIONS C IATAHM HERM ARE THE EXCLUSIVE PR7PERI7 OF aELSN A4%NITECTUFE AND SHALL NOT BE IfrILrLED OR COPIED BY OTFER PARTIES W l4= PRIOR WRITTEN CONSE4T. i V:',° ■ L3 rol 4350 Baker Road, Suite 400, Minnetonka, MN 55343 TEL 952897.7850 FAX: 952897.7650 g i tnnesota MN MEDICAL SOLUTIONS, LLC. 77th ST. N.E. & JALGER AVE. N.E. OTSEGO, MINNESOTA sREET: FLOOR PLAN k NOT FOR CONSTRUCTION WE DATE STRICTLIRAI_ STEEL 4 FSECAST V& -M-15 Pias SET 06-u-5 CITT StBMRTAL m6-23-5 i i I .kms 205Ja40 I DR" BY: A v CNECIQD BT= LDS t A-1.0 T99 —__ --- ---- ---- ---- ---- -------- _— _ _--_ —__ —__ ___ , _.__. ___--_____ _____—.—_____--- —__— __ _.._.. .__ ...._ __._—_. ._._�—. _ ... ..__. .— .... _ .._. —__—_ ___.._. — ._-- .- _ ..... -EL SEE STRICL _ TR —.. 12' MSW.47ED CON- WALL PANEL INTRAGAL COLOR W SMOOTH WWACE 87 FABCO L COLOR TBD. 4 NORT-H ELEVATION © O O O © O ,\---I2' NSULATED CON -WALL PANEL INIRAGAL COLOR W SMOOTH SUR -ACE BY FABCQL COLOR TBD O O O ® O O 24 GA. FFM* 1844ED KETAL COPMG.---, TD_SLAB TD FOOTRG EL SEE STRICT. LEW ELEVATION 11 A 24 C k PFS 11-HTD METAL ODPW -^-�., TD_ PMFL� TD_ PANE _ __ __— ___ --_ ..__ EL IK' -9' __...__.____ ....__...._.-___.__ ..... . __ ....... ........_. EL 114'_9• 12' MSW.ATED ccNc. uLALL ....... .._______ _.__ - _ DOOR AND P.MgLNTRAC,XCDLORUV--I._ -;., —.....___._._._ .......... _,.....—.. ......._. RA<ED TWIINE BT FA5CON- \j 2 MUT14 ELEVATION - COLOR TBD. O O ® O ..................................._____ ..._....__ . ._______.___. _.._ _— .__.... ______.____-------- TO- -SLA' TD_SLABB _ _ __..... -SLA TD SLAB c,2r WNJ_ _ EL EL • h' DEEP NATURAL MOD- PANEL MTRACaAL r�� UALL - �1TN ELEVATION 6 6Gr£QJ U1OL1 -EAST ELEVATION ALIt t GNSCRcl75.—­ COLOR W RAKED �aseT� 3/32' - I'-9' ]p 5CALE 3/32' = I'-9' TD PANEL e 'i 24 GA FS�MISVED I FETAL COPhY --.. OMD;dOTR LIGW I FngWiF- TYF--, PANEL L F=FT ED. METAL OvE� Dom am 3 VISION WITDMS. ..1.. i .. TD -SLAB T99 —__ --- ---- ---- ---- ---- -------- _— _ _--_ —__ —__ ___ , _.__. ___--_____ _____—.—_____--- —__— __ _.._.. .__ ...._ __._—_. ._._�—. _ ... ..__. .— .... _ .._. —__—_ ___.._. — ._-- .- _ ..... -EL SEE STRICL _ TR —.. 12' MSW.47ED CON- WALL PANEL INTRAGAL COLOR W SMOOTH WWACE 87 FABCO L COLOR TBD. 4 NORT-H ELEVATION © O O O © O ,\---I2' NSULATED CON -WALL PANEL INIRAGAL COLOR W SMOOTH SUR -ACE BY FABCQL COLOR TBD O O O ® O O 24 GA. FFM* 1844ED KETAL COPMG.---, TD_SLAB TD FOOTRG EL SEE STRICT. LEW ELEVATION L__.1 'I � TD SLAB EL SOA' O` -MLDWS ADDRE-86 - NATURAL ANDD. A IPL WrtDOU FRA'TMi 124L mrom. W P MSW_. DAR, WEY TMT G -AZW- I EAST ELEVATION N'.415' FRORLE, TLER'IAL BR?/4C SEE DETAILS, 2D SCALE 3W ` '-D' 4350 Baker Road, Suite 400, Minnetonka, MN 55343 TEL 952.897.7874 FAX: 952897.7740 THE DFA MIr.5 AID / OR 9PECIFICATI0N6 CRLTARED MERM ARE TME EXCLUSIVE FROPERrT OF uELSH AIDHITEC711E AND SHALL NOT BE UTILVID OR COPIED BT OTHER PARTIES WTWW FRIOR WRITTEN CONSENT. PR7.IECC- MN MEDICAL SOLUTIONS, LLC. 77th ST. N.E. & JALGER AVE. N.E. OTSEGO, MINNESOTA SVEET: EXTERIOR ELEVATIONS NOT FOR CONSTRUCTION 155LE / FEV151OV DATE STR1CR7d4L STM 4 PRECAST 96-95-6 FRO R W SET 95-11-6 crrT 5W3191TTA- 06-23-6 .m 2961S4D DRAW BT: &JV C1ECKED BT: LOS A-2.0 11 A TD-FOarw. _ __ __— ___ --_ ___ —__ _ _ __EL. SEE STR1cL --FIOLLOW MUAL DOOR AND FR4ME 2 MUT14 ELEVATION CAI E 3/32' = 1'-9' O O ® O 12' WOLLATED c,2r WNJ_ h' DEEP NATURAL MOD- PANEL MTRACaAL ALIt t GNSCRcl75.—­ COLOR W RAKED TD PANEL e e 'WR LATED F'R9 h ISMED F=FT H METAL OvE� Dom am 3 VISION WITDMS. L__.1 'I � TD SLAB EL SOA' O` -MLDWS ADDRE-86 - NATURAL ANDD. A IPL WrtDOU FRA'TMi 124L mrom. W P MSW_. DAR, WEY TMT G -AZW- I EAST ELEVATION N'.415' FRORLE, TLER'IAL BR?/4C SEE DETAILS, 2D SCALE 3W ` '-D' 4350 Baker Road, Suite 400, Minnetonka, MN 55343 TEL 952.897.7874 FAX: 952897.7740 THE DFA MIr.5 AID / OR 9PECIFICATI0N6 CRLTARED MERM ARE TME EXCLUSIVE FROPERrT OF uELSH AIDHITEC711E AND SHALL NOT BE UTILVID OR COPIED BT OTHER PARTIES WTWW FRIOR WRITTEN CONSENT. PR7.IECC- MN MEDICAL SOLUTIONS, LLC. 77th ST. N.E. & JALGER AVE. N.E. OTSEGO, MINNESOTA SVEET: EXTERIOR ELEVATIONS NOT FOR CONSTRUCTION 155LE / FEV151OV DATE STR1CR7d4L STM 4 PRECAST 96-95-6 FRO R W SET 95-11-6 crrT 5W3191TTA- 06-23-6 .m 2961S4D DRAW BT: &JV C1ECKED BT: LOS A-2.0