05-15-06 PCITEM 3-1
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Mlcmorial Highway. I-Siuite 202. Golden valley, MrJ 55422
Tr?[L E3tlr riP: 762.231-2555 Facsimilo: 763.2.31.2581 File)I3t14?r,��unz:LL;;F)Itarrrli�zt�.rt;rrf
PLANNING REPORT
TO:
FROM:
RE;
REPORT DATE
NAC FILE:
BACKGROUND
Otsego Planning Commission
Laurie Shives / Daniel Licht
Otsego — Long Haul Trucking; Building Addition
10 May 2006 APPLICATION DATE: 4 May 2006
176.02 — 06.13 CITY FILE: 2006 - 26
Arrow Companies has submitted plans for a building expansion to the existing Long
Haul Trucking facility located on Lot 2, Block 2, Otsego Industrial Park or more
specifically, 6600 Jensen Avenue NE. The proposed 2,640 square foot addition is for a
truck washing facility.
The Comprehensive Plan guides the subject site for industrial use and it is zoned 1-2,
General Industrial District. The expansion of the existing building is subject to site and
building plan review by the Planning Commission and City Council in accordance with
Section 20-9-3 of the Zoning Ordinance.
Exhibits:
A.
Site location
B.
Site Plan
C.
Building Elevations
D.
Floor Plan
ANALYSIS
Use. Commercial truck washing is a permitted conditional use within the 1-2 District. As
the current use of the property was approved as a CUP, the proposed truck washing
facility is a minor addition to the already approved use of the property. All conditions
stated as part of past approvals for the CUP and site and building plans shall remain in
effect upon approval of the proposed building addition.
Building Design. The existing building exterior consists of a combination of rock faced
block and metal wall panels. The proposed building material for the addition is rock
faced block to match existing materials. The proposed exterior finishing is an allowed
material for industrial buildings specified in Section 20-17-4 of the Zoning Ordinance.
Lot Requirements. The table below outlines the lot requirements of the 1-2 District and
those proposed with the building addition:
Lot Area Lot
Setbacks
Building
Width
Front Side Rear
Coverage
Required 2 acres 200 feet
35 feet 20 feet 65 feet
50%
Proposed 6.6 acres 206 feet
307 feet 115 feet 178 feet
7%
The primary lot requirements effected by the proposed building addition are the setback
requirements to the east (side) and south (front) lot lines and building coverage. As
noted above, the proposed addition is within the allowed building envelope and the
footprint of the overall building is less than 50 percent of the lot area.
Off -Street Parking. Parking requirements were evaluated as part of past site and
building plan approvals and a 2004 building expansion. The original site and building
plan approval called for the need for 38 off street parking stalls. The 2004 expansion
required another 13 stalls for a total of 51 parking spaces. The submitted site plan
indicates a total of 107 parking spaces for both semi tractor -trailers and passenger
vehicles. As such, staff believes that parking is sufficient for the existing building and
the proposed truck wash addition. However, staff has observed that cars are often
parked along the entrance driveway, beyond the edge of the bituminous surface.
Concrete curb was not required as part of the initial site development. As a condition of
approval, all trucks and cars located on the site must be parked within the designated
parking areas and we would further recommend that the Planning Commission consider
requiring perimeter concrete curb to be installed to bring the site into compliance with
Zoning Ordinance requirements and to prevent parking off of the paved surface.
Landscaping. No landscape plan has been submitted. Any landscaping to be added
to the site for the proposed addition must be consistent with the existing landscaping on
site and the landscaping requirements approved with past site and use approvals.
Lighting. The submitted plans indicate installation of four new wall pack lights on the
proposed addition's exterior. Installation of any exterior light fixtures must conform to
Section 20-16-10 of the Zoning Ordinance and, most importantly, shall have a full 90 -
degree cut off.
Signs. The submitted building elevation plans indicate the addition of a new sign along
L, ie Jou'LIL CJI UUIIUIIII� CICVdUUII. r"IdGCI1lClll of dlly sighs Ull Ule SUUJect site must
conform to Section 37 of the Zoning Ordinance and requires issuance of a sign permit
prior to construction or placement of any sign on the property.
Trash/Refuse. Any trash containers or other refuse must be stored within the principal
building or an enclosure consistent with the requirements of Section 20-16-15 of the
Zoning Ordinance. City staff has observed storage of refuse outside of the existing
trash enclosure, which must be cleaned up prior to issuance of a building permit for the
proposed addition. The applicant must also continue to maintain the subject site free
from prohibited outside storage and debris or the City may initiate a code enforcement
action.
Grading, Drainage and Utilities. Grading, drainage and utility issues related to the
proposed building expansion are subject to review and approval of the City Engineer.
RECOMMENDATION
The proposed addition to the Long Haul Trucking building is consistent with the
requirements of the Zoning Ordinance. Furthermore, the proposed addition attests to a
growing business, which is in line with the goals of the Comprehensive Plan. Our office
recommends approval of the proposed truck wash addition, as outlined below.
POSSIBLE ACTIONS
A. Motion to approve site and building plans for the Long Haul Trucking building
addition, subject to the following conditions:
1. Any additional landscaping proposed to be installed shall be subject to
approval of City Staff.
2. Installation of any new signs shall comply with Section 37 of the Zoning
Ordinance and shall require approval of a sign permit prior to placement
on the subject site.
3. All trash, refuse and other outside storage shall be contained within a
building or the designated trash receptacle or otherwise screened from
adjacent properties and the roadway.
4. All exterior light fixtures shall conform to Section 20-16-10 of the Zoning
Ordinance.
5. Concrete curb shall be constructed at the perimeter of all bituminous
surfaces, subject to approval of the City Engineer.
6. All vehicles shall be parked upon the hard surfaced, within striped
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7. All grading, drainage, utility, easement or access issues shall be subject to
review and approval of the City Engineer.
8. All conditions stated as part of past approvals for the CUP and site and
building plans shall remain in effect.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Zoning Ordinance and/or Comprehensive Plan.
C. Motion to table.
C. Mike Robertson
Judy Hudson
Tim Rochel
Andy MacArthur
Ron Wagner
John Daniels
Steve Fisher
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Architectural
Group
Inc.
V84 StwkV Street
St PWS{ Wmwta 55tI9
tet 8517394888
fax 851739-3185
LONG HAUL
TRUCKING
WASH BAY
ADDITION
OTSEGO,MN
ARROW
CONTRACTING, INC.
11225 90th AVE N.
SUITE 203
MAPLE GROVE, MN 55369
PROAECT NUMBER: 20810
GATE: MAY 2, P008
DRAWN BY: K. FACTOR
CHECKED BY: R. ROSA
REVISIONS:
aEVATPONS
EXHIBIT C
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i FLOOR PLAN_
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Architectural
Group
Inc.
1084 Stertp Sheet
St Pat, AWmsata 55118
tet 651-738-7988
tax: 651-739-3165
LONG HAUL
TRUCKING
WASH BAY
ADDITION
OTSEGO,MN
ARROW
CONTRACTING, INC.
11225 90th AVE N.
SUITE 203
MAPLE GROVE, MN 55369
PROJECT NUMBER: 20610
DALE: APRIL 28, 2006
DRAWN aY: K. (ACTOR
CHECKED W., R. ROSA
REMSONS:
FLOOR PLAN
EXHIBIT D
®CovvPimn — —A --—, .—
ITEM 3-2
NORTHWEST ASSOCIATED CONSULTANTS, INC.
',. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 plan nerswnacplanning.com
MEMORANDUM
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 11 May 2006
RE: Otsego — Zoning Ordinance; Attached garages
NAC FILE: 176.02 — 04.08
At their meeting on 1 May 2006, the Planning Commission discussed increased
allowances for attached garages. The following revisions have been made to the draft
text in accordance with the direction of the Planning Commission:
■ The amendment would allow for increased area for single family
homes in the R -C, R-1 and R-2 Districts (removing the R-3 District).
■ The area of the attached garage is to be based on the area of the
footprint of the principal dwelling (not including the garage)
■ A 65 percent figure has been used in the text or in the alternative
matrix for calculating the allowed attached garage area.
■ Using the straight percentage option would allow for houses with a
footprint of 1,500 or more to go larger than 1,000 square feet.
■ The straight percentage allows greater flexibility in applying the
ordinance to situations like the Lenz's unusable space in the
garage opposed to the concept of adding stalls.
■ The matrix creates an easily defined/explained structure based on
adding an additional garage stall over a narrow range of footprint
sizes.
City Building Official Tim Rochel does not recommend applying the
architectural requirements of the R -C District as difficult to administer and
more restrictive than current requirements applied to existinq homes.
Our office recommends approval of an ordinance amendment allowing an attached
garage larger than 1,000 square feet for homes in the R -C, R-1 and R-2 Districts with a
footprint area larger than 1,500 square feet not to exceed 65 percent of the footprint
area or 1,500 square feet, which ever is less.
C. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Scott Dahlke
John and Kathy Lenz
2
Option 1 — Straight Percentage
4. Attached accessory garages:
a. The minimum floor area of an attached garage shall be 480
square feet.
b. The maximum floor area of an attached garage shall be
1,000 square feet, except as provided for by Section 20-16-
4.8.4.c of this Chapter.
C. Within the R -C, R-1 and R-2 Districts, the floor area of an
attached garage may exceed 1, 000 square feet provided
that the maximum floor area does not exceed 1, 500 square
feet or sixty-five (65) percent of the footprint of the principal
dwelling (not including the area of the attached garage),
whichever is less.
Option 2 — Matrix
C. Within the R -C, R-1 and R-2 Districts, the floor area of an
attached garage may exceed 1,000 square feet as follows:
Area of principal dwelling
footprint (not including
attached garage).
Maximum Total Floor Are
of an Attached Garage
Less than 1,900 square feet
1,000 square feet
1900 to 2,299 square feet
1,250 square feet
2,300 square feet or larger
1,500 square feet