06-05-06 PCITEM 3-1
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4300 Olson Mcn-ioriat Highway. Suite 202. Golden Valley, MN 55422
TP4i4p on(---: 76'3.231.2555 Foc:sirnile: 763.231.2561 F�lii►�nerg'e nar;F)IE]rlrli►tc�.ac�►Y�
PLANNING REPORT
TO:
FROM:
DATE:
RE:
FILE NO:
BACKGROUND
Otsego Planning Commission
Laurie Shives / Daniel Licht, AICP
22 May 2006
Otsego — Powell Second Driveway CUP
176.02 — 06.18
Richard Powell of 9110 Ochoa Circle NE is requesting the installation of a second
driveway to access a proposed detached accessory garage. The property is zoned R-2,
Residential — Long Range Urban Service District (Large Lot). Section 20-21-4.1-1.1 1.d of
the Zoning Ordinance requires approval of a conditional use permit for installation of
more than one access to a public street for single family lots within the R-2 District.
Exhibits:
A.
Site Location
B.
Site Plan
C.
Site Photos
ANALYSIS
Second Access. Section 20-21-4.H.11.d(2) of the Zoning Ordinance provides that lots
within the R-2 District be allowed not more than two (2) accesses per property by
conditional use permit. The decision as to approval of the CUP is to be based on the
following criteria:
1. There is a demonstrated need for more than one (1) lot access due to physical
site constraints (soils, steep slopes, significant vegetation, ponds or wetlands) or
• the location of the existing principal buildings.
Comment: The applicant is proposing to construct a detached accessory garage
within the southwest corner of this corner lot and is requesting a second driveway
to access this garage. The proposed garage location is within a clearing of
existing mature trees on the property making it a logical place for an accessory
structure while preserving the tree coverage on the lot.
2. The lot shall have a minimum of one hundred fifty (150) feet of frontage to a
public street.
Comment: The subject site is located on a corner and has approximately 320 feet
of frontage to Ochoa Circle and abuts 91St Street NE to the north. The existing
driveway access to an attached garage is off of Ochoa Circle NE and the
applicant is proposing to have the second driveway access off of Ochoa Circle
NE as well, approximately 175 feet from the existing principal driveway.
3. The location of all access points shall be subject to compliance with Section 20-
21-4.H.7 of the Zoning Ordinance and approval of the City Engineer and the
County Engineer when applicable.
Comment: The location of the proposed second driveway is shown to be more
than five feet from a side lot line and more than 60 feet from an intersection of
two streets as required by the Zoning Ordinance.
4. The design of the lot access shall conform to the specifications established by
the Engineering manual.
Comment: Because the subject property is located within a single-family
subdivision the maximum access width within the right-of-way shall not exceed
thirty (30) feet. According to the submitted site plan, the second driveway
appears to be about 10 feet wide, however, the applicant must verify this as a
condition of approval.
5. A lot having access from two public streets (in the case of a corner lot or double
frontage lot) may incur additional costs related to street improvement projects
benefiting the property.
Comment: The subject property is located on a corner lot and the property
owner shall be responsible for additional costs related to street improvement
projects benefiting the property.
Surfacing. Residential single family uses located upon lots platted after 1 January
1gg2 mimt have ririvPways giirfac:Pd with asnhalt_ ronrrete; rohhlPstone or pavinn hric:k
in accordance with the regulations of Section 20-21-4-H.12.b of the Zoning Ordinance.
The subject property was platted prior to 1992, therefore the proposed second driveway
is permitted to be surfaced with gravel.
2
CUP Criteria. In addition to the specific performance standards applicable to the
allowance of a second driveway, the Planning Commission must also consider the
criteria outlined in Section 20-4-21 of the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Comprehensive Plan establishes policies requiring the number of
accesses to public streets is to be minimized to balance property access with
proper traffic management, land use compatibility and to avoid private
improvements within public rights-of-way. The existing mature trees on the
property and the proposed location of the detached garage demonstrate a need
for the second access.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is located in a subdivision of two and one half acre
single family lots with minimum widths of at least 150 feet. The establishment of
a second driveway will be compatible with the surrounding land uses, given that
they are all large, single family residential lots.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: The design and location of the second driveway conforms to all
applicable Zoning Ordinance and Engineering Manual performance standards.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The second driveway is not anticipated to have a negative effect
upon the area in which it is proposed to be located.
5. The proposed use's impact upon property values of the area in which it is
proposed.
Comment: Although no study has been completed, the proposed use is not
anticipated to negatively impact area property values.
6. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
l�,. .,.....,,... ...1. TL, .. .J �n�ni-I i^Iri�in��io�i to nnf nnfininnfpi4 to ridaneY�te nnu
k..omn-ten L. IIID proposed sU-co#Iu u11v% vvuy w 1wa w11L—t uwu v y..
additional traffic impacting Ochoa Circle NE as it will be used only by the property
owner to access a secondary detached garage.
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.
Comment: The proposed use is not anticipated to have a negative impact to the
City's service capacity and the property owner would be responsible for any
additional costs related to street improvement projects benefiting the property.
RECOMMENDATION
The applicant has submitted necessary information and the proposal complies with the
criteria for approval of a conditional use permit for a second driveway access to a single
family lot within the R-2 District. As such, we recommend approval of the CUP as
outlined below and any comments of other City staff.
POSSIBLE ACTIONS
A. Motion to approve a CUP allowing a second driveway located at 9110 Ochoa Circle
NE subject to the following conditions:
The width of the second driveway must adhere to regulations of Section 20-
21-4.H.7 which require it to be 30 feet or less and the specifications of the
Engineering Manual, subject to approval of City Staff.
2. The driveway to the detached garage shall be surfaced with a material
suitable to control drainage and dust.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan and Zoning Ordinance.
C. Motion to table.
PC. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Richard Powell, property owner
Ross Berglove, River City Construction
E
77
V4
.y \�
: •
2 ..�
� \}�.
..
}; ?
/•\
*r±«»
� G.J
T�l `
I �61
2 ��.A- �'� ti. r, �4•ae. ic.�,�'��t��c�s S [ fit, � _ � �„ {� 1. �� �
++tt•'C¢• a�? �.ca� t ii �n..Is 1�'trj �. • • 1 - / -
��.xa'��;��.a�V.r• ��' �1VOW
+
Ila
Oyu �:q F� j1� ► t • {• 4y+ J}} t v
-`,` �i wt qy i { l �. W11/-�
`f1 'T !•• �� a 4ll �t..jj.. {'ljr _i 'ry`.}t/,'yr /
;. ;:,`�•-''-r -T � •.-_"'`r.. is 4 , y 1. . Gil � _ }i
'� yJ � �� z1 4�.'ti:�► >a . _ /� !. i i �t to l rr ��!r
R,'• i T+/ -` .."
Zh-
r•i
gf'-•cg�. **�-` y,�07y -+si• je
WE
p
'i
•�^� ��`'-�3� • �. 6,rr � ''f
L �.C.�� � •.1 .s�F` _ � -��'d" d �:�t �j -°d da .r � e j 4 � #� �. ��'y
�- �`- w ,�` 1 - •�',- a5 Lx r�;r'u� 1 t •'} ° , i fry r• �� ( � . �� /,.$. � s��
V��i�� z •i � . - �,,�� .A - ^•� - < t s �js i� a � $s'er. �},i j s� .. s c ':
-�&o.'j --�i.` 1 f-. �f,�` 'r''�'.�'2-�,.•,1,.�.r-""4 °".-"j- yy. c G f.-v€�. t � �,•_ r _ ,
,�> - r , j,�s-•. � f J/ w � '��•h �>Y j �;r ,{res i•s '' i./'i b'� n, r�K
-i�� s ` j'Rl ._�•r�yy�-�„ .3,e -,jt. ;i ti _.-�} � fie ��Y� .� �" ? •�
-
.!504
17 sUs<*
q�r
wA'°+lk
rr ° s'+'�'a T t, € 1 S �.�yi �rj t' , � e; •: „�£� .�,i; ,s-.^� 9 �,�F�y' yam.:
Ef -4+ �„� 9 g !:af s ':ate, ■'moi +} P7 s
.,. .+a•. �r_r3r - ! � - .aap. � " � �. - 5 rd'k s n � srtl �, - � s -i
eR TlIPwlzo\ Z`{ yafY itt � _ X1+1;." `�t •."- ! T`ere, ;
t / A'�.'.,9? .t `4.'i r J•, /L. ! ._t741,
.4,51 6x"".. �,�- t w.c iT1�` d� 3�� d hig _ - r P j a t ,jt, t„ t r� ;, •* '.
n
t .
1 1 �
u. n.. .i a S• '
.a ' A'f• - »,��.�y�*raj ,,7e��ls.�yi 3��9•.
�a�'�A��?4'1�11i a Q'�R"� c+"'`� y�iR� j >* aSt •�L y t y
-"'°'ilg�� may¢@ -_ '�v-'•�.� •�.•3o- ...aa.���%. �R`:. �°,'f '+ ar e ,�a .., - -• ,� 1� .,
�9c+�� �' ';� •' `'S�i'L„311�,b �"`����' { '�'i�r#�� �i r ! 'MS'S �i ' � L *.:
wrlt3aK., �: s-:-+d4�- •3 r..�3hy:s
'
"
�� �aFAS+�?ptyjr a��••rt�"` c;`, ra sq r
i �.a1-03: w�1✓1{p8oi� t.�31•,+R � � ��*6���1 �� `F� a' ar�$'�'Gri -' $;r"t `
�: a -!}.v _7�;� } .r 4;i•a fir, -t... 't « Z,:-'3�r�.l y
f��+ _ � Oar rL; 5.4 ►. +�+ J �'� ,� :.�
�+yi �L�s/'-�' aYO.`+ rte, •�l/ f 4%
-alti-i`�,,.�
>} ✓ Fly 'f'•La 1�
{• ""''°°RRs.. y3. f rayl' `! k
��• W r � ��� ,? + ... +�i$r .+1�1�Z.' ;ya.d.•-.,ism ..i.: �. ,'C t� J
gar-
oru
j
za T
� na2 ;.,,� � �w ,� .. � - •' Oar: � a ,1 `,:.�
•x}y- �,.'Dt R� ,,^'� ...__t' 1�3•N as },.)+(,i
.. ,€TS�?
.
^_.�r5 Y3, ,'�A..3''-:Fi:y X J•�.•-
►'
vis.
r .+•.y�_a'M� l-*- l,O-� ,t _ Li �,•^ #5
ti `l-.�''�"'. i (�a+i�, �� �/fl��j ' r• 1 , J.` � air.. 2KJJ .,.5-- �
„�._�. ^4� "'k ti '��'�.'�°. a T T t.:'t' = ",y - _. ♦ t : � �aY"�r�z:
fh' � ''a.1�'���" pe"ls+®11ds- 4d
L�:_ ` S?pV i''.- _ J1fC.•Y1w Y1 V� "'Sd'.u.f.Y`S ,; i; ;
.-,w=-�' ,r 'e3'•'fA i-�+�y: �Y.6�*-� ..a�� s ".�wae.�� .rr """» _ J._.w.• !.
tLLi kl!L
.c. r �t�4 �4-,�• .� ,.�..s.9w'...- 6.0 .ry.4r•. tL
sisal
-*._�'T
vPtl
6a L� ,.. _ Yom'-- .. - "•� �� �'� -
,ar1�`."..E.:➢y`�ie.. _ �K..y�• �_�F srr. qt R
..%+�-rr'
R
��� s."�?i, .ted+ �y� � •�i t"3 '�' •�q� I ^ at T � ` ?°
�"� : +.er � '+����t�-•�� �. -'tom. 'e'�.{�'` e 1 _ .. ,sti -
;,�; - r<rc.-�, �� *s -�.. '+ ,► ''ice '+"� �' \ :: � ��
yip 1 l
;l' Ctv
7a•: "R" sr 1S kw a ,yd s ; ..••. x raf �i •
�` �.+ � / �•r / .;T�f� •4F".,,a41'at" .rte• -"�+ >, �• y..:_
Hakanson 3�0
Anderson 3601 Thurston Avenue, Anoka, MN 55303
1 Phone:763/427-5860 Fax:763/427-0520
Assoc., Inc.
MEMORANDUM
To: Honorable Mayor and City Council
cc: Mike Robertson, Administrator
Judy Hudson, Clerk
Dan Licht, NAC
Tim Rochel, Building Inspection
From: Ronald J. Wagner, PE
Date: May 16, 2006
-f F _ T
U MAY 1 7 2006
--
Re: Great River Acres 1't Addition —Garage Addition for Lot 6, Block 2
We have reviewed and surveyed the existing ditch of the above-mentioned property with
regards to placement of a new driveway entrance off of Ochoa Circle to gain access to a
proposed new garage. Using an assumed benchmark elevation of 100.0' for the south
invert of the existing 12" CMP culvert under the existing driveway, we recommend a
culvert be place beneath the new driveway with a south invert elevation of 103.0' and a
north invert elevation of 102.0'.
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 nerssaynacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Grupa Preliminary/Final Plat and CUP
REPORT DATE: 31 May 2006
NAC FILE: 176.02 — 06.17
BACKGROUND
Scott and Melanie Grupa have acquired the property located at 13462 96th Avenue,
which is currently developed with a dilapidated single family dwelling and a detached
accessory building. The Grupas intend to demolish the existing buildings on the
property and construct a new single family dwelling and detached accessory building.
The subject site located at the northeast corner of 96th Street and Nashua Avenue
consists of three lots of the Townsite of Otsego Plat. Construction of a new home upon
the property required the three lots to be combined into one parcel by preliminary/final
plat. The subject site is zoned R-1, Residential Long Range Urban Service District
(River Frontage) and is within the WS, Wild, Scenic and Recreational River Overlay
District. The area of the combined parcel is less than required in the R-1 District and
WS District. As such, a conditional use permit is required for redevelopment of a non-
conforming lot of record in accordance with Section 20-15-5.2.13 of the Zoning
Ordinance.
Exhibits:
A. Site location
B. Site Survey
ANALYSIS
Lot Area and Width. Lots within the R-1 District and WS District are required to have a
minimum lot area of 2.50 acres. The area of the subject site is approximately 0.75
acres. Lots within the R-1 District and WS District are required to have a minimum lot
width of 200 feet. The subject site is 197.97 feet wide along 96th Street, which is less
than required.
Section 20-95-4 of the Zoning Ordinance regulating substandard lots in the WS District
existing upon the effective date of the Zoning Ordinance allows for their development
provided that the lot is at least 20,000 square feet in area (0.46 acres) and adequate
sewage disposal facilities are provided for. Section 20-15-2.13 of the Zoning Ordinance
regulating development of non -conforming lots generally allows redevelopment of the
existing non -conforming lot as a conditional use provided that all setback requirements
are met.
Setbacks. The table below illustrates required setbacks. Note that the subject site is
not a riparian lot (i.e., a lot abutting the waters edge) so no unique WS District setbacks
apply. The proposed house and detached garage conform to all applicable setbacks.
Nashua Ave.
96 St.
North
East
Required 35ft.
35ft
1Oft.
50ft.
House 35ft.
35ft.
50ft.
95ft.
Det. Garage 120ft.
62ft.
64ft.
50ft.
Utilities. The proposed house will be served by on-site septic treatment and a well.
The submitted survey does not identify the location of the proposed septic system and
the required primary and secondary drainfield sites. The design and construction of the
on-site septic system must comply with Chapter 4, Section 3 of the City Code and
Minnesota Rules 7080. All utilities are subject to approval of the City Engineer.
Access. The attached garage and detached garage to be constructed are proposed to
be accessed from 96th Street. The driveway measures 32 feet wide at the property line,
whereas only 30 feet is allowed by Section 20-21-4.H.7.a of the Zoning Ordinance. The
site plan must be revised such that the driveway design is consistent with the Zoning
Ordinance and engineering manual.
Accessory Building. The detached garage shown on the site plan has an area of
1,120 square feet. Section 20-16-4.13.6 of the Zoning Ordinance allows lots one acre in
area or less to have a detached accessory building not larger than 1,000 square feet.
The area of the proposed detached garage must be reduced to 1,000 square feet.
Prpliminary/Final Plat, ThP ci ihjart city Pxictc aq thraa Int.-, of thg Tnwncita of ntca'n
plat. This plat was established in the 1850s and the City no longer recognizes individual
development rights for these parcels. In conjunction with the redevelopment of the
property, a preliminary/final plat combining the three lots into one parcel is required.
The preliminary/final plat must provide for a 10 foot drainage and utility easement at the
perimeter. As the preliminary/final plat does not include public rights-of-way or other
2
easements, it is not necessary to vacate the Townsite of Otsego plat. Submission of a
preliminary/final plat based on the existing survey may be made a condition of approval.
CUP Criteria. Section 20-4-2.F of the Zoning Ordinance outlines criteria that the
decision of the Planning Commission is to be based upon (but not limited to) in
evaluating the proposed conditional use:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The subject site is guided for rural residential uses by the
Comprehensive Plan. Redevelopment of the existing non -conforming lot of
record is a unique situation regulated by the Zoning Ordinance. The
Comprehensive Plan calls for redevelopment of substandard land uses where
possible to improve and sustain existing older neighborhoods within the City.
The removal of the existing dilapidated buildings on the subject site is consistent
with this goal as is redevelopment of a new residential dwelling.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The area surrounding the subject site is developed with existing
single family homes to the west, north and east. The City's current public works
facility is to the south of the subject site, but this use will be relocated to the City
Campus late in 2006. The proposed use is compatible with existing and planned
uses in the area.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: With exception of the legal non -conforming lot area and lot width
dimensions of the subject site, all setbacks and other performance standards are
complied with.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed use will remove a dilapidated building and improve the
character of the area.
5. The proposed use's impact upon property values of the area in which it is
proposed.
Comment: Although no study has been completed, the proposed use is not
driticIlJdLeu iu reyduveiy irripad area pruperry values.
6. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
Comment: The proposed use is not anticipated to result in an increase in traffic
generated from the subject site.
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.
Comment: The proposed use is not anticipated to have a negative impact to the
City's service capacity.
RECOMMENDATION
The proposed redevelopment of a non -conforming parcel of record is consistent with the
provisions of the Zoning Ordinance for such action and is positive in that it will remove
an existing dilapidated structure from the neighborhood. We recommend approval of
the applications as set forth below:
POSSIBLE ACTIONS
A. Motion to approve a CUP and preliminary/final plat allowing redevelopment of
a non -conforming lot of record subject to the following conditions:
The design and construction of the on-site septic system must comply with
Chapter 4, Section 3 of the City Code and Minnesota Rules 7080, subject
to approval of the City Engineer.
2. The proposed detached garage shall comply with the provisions of Section
20-16-4.6 of the Zoning Ordinance
3. Driveway access to the subject site shall not be wider than 30 feet at the
property line in conformance with Section 20-21-4.H.7.a of the Zoning
Ordinance and the Engineering Manual.
4. A preliminary/final plat based on the certificate of survey of the subject site
shall be submitted. The preliminary/final plat shall provide a 10 foot
drainage and utility easement at the perimeter of the lot and shall be
subject to review and approval of City staff.
5. Comments of other City staff or the DNR.
0
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan and Zoning Ordinance.
C. Motion to table.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Roger Stradal, DNR
Scott and Melanie Grupa
5
I I ' CBRTIFICATS Ow ISURVJff
'
I I 8 I 7 I � � 5
ML7CO I CRUPA
I 887.9 W.2 N 8 08'04" W107.97 _ � 884.3 I �
( 894.4 � I O---------�
/ ` I
66 i I MINIMUM BUILDING SETBACK LINuj
I
o
I I I I I i SB I � I c
I
I I iR 89 I 896.5 I I 50 I
O ' 10.1
I 0) I f I GRAPHIC SOLE IN FEET
899.7 0 I M86
� ' I O 892.9 I
I, I
to
0 30 ---60 90
35 Mnt.e I 9B/ I
I
898.0DENOTES,
91 MONUMENT FOUND
3 BI
--_ •
I (1 ON ENT SET6 CAPPED RLS 1523.3
ONL Y S
I I y 7Y BpCi.3 plp. a LATH ET
2 / 3- 4 I O 1#18 ON
RERE SET
SET
Y EAI3TING GItOL/ND ELEVATIONS
�F ilNd . "v 901.0 I 000.0 ELEVATIONS
h; y� s y 895.4 I _ - DORAWAGE ARROWS
lit
LOTS 1,2 AND 3. BLOCK 84.
-
°� °Aa5 °R33 M 36.1 HousE I TOINSITE OF OTSxcO.
I BeELs C 9Ol.D 9aaa is %;::,- t• �Mh ,,,<,., b`>< 1 - 903.2 I ARIGHT couNrY, MINNESOTA
��. H2. co - -
I 35/ o HODS I ONLY EASEMENTS ON RECORD PLAT ARE SHOWN ON THIS SURVEY UNLESS
1116:,
-� H i50 901.0 i ION TOS
DOCUMENTATION OF OTHER EASEMENTS OF RECORD ARE
PRO
// I 17.5
40
801'4 / d I ED I NO EXCAVATION OR CONSTRUCTION CAN BEGIN UNTIL THIS
,� Ip22 ;:SH
REMOVED) 14 4 I PLAN IS APPROVED BY THE LOCAL BUILDING INSPECTOR.
2/.3 w 902.4 } IyO 9 900.9 I LOWEST FLOOR IS SUBJECT TO SUB -SOIL AND WATER TABLE CONDITIONS.
r.011S SUBJECT TO PUBLIC RIGHT OF WAYS AND EASEMENTS OF RECORD IF ANY.
901.5 - 02.1 901.7 FFF��� I m 1 1
(CONTRACTOR TO DETERMINE EXACT LOCATION AND ELEVATION OF
66- - - - _ - - - - J SEWER SERVICE.
-a- S 88' 08r Q4" E 197.97 900.0 _
PP/BM 900.4 THE LOWEST FLOOR ELEVATION IS SUBJECT TO THE ACTUAL DEPTH
902_1 AND ELEVATION OF THE SEWER SERVICE.
901.8
NOTE: PRIOR TO ANY EXCAVATION, EXCAVATOR MUST COMPARE SURVEY
WITH HOUSE PLAN WITH BUILDER TO VERIFY TYPE OF HOUSE AND FINAL
1 ELEVATION.
902.6 96th STREET NIS 902.6 902.8
PROPOSED ELEVATIONS: FULL BASEMENT
GARA903.6
LOWEST FLOOR= SMS
TOP OF FOUNDATION= W3.8
VERIFY WITH CONTRACTOR BEFORE CONSTRUCTION
BENCHMARK: ELEVATION - 901.02
A DOUBLE SPIKE IN THE NORTH FACE OF A POWER POLE, LOCATED
�- - - - - - - -. - - - - - 2f T. WEST AND 9FT. SOUTH OF THE SOUTHWEST CORNER OF LOT 1.
---------_ BLOCK 04.
I 1 HEREBY CERTIFY THAT THIS SURVEY PLAN OR REPORT WAS PREPARED
I I (EJOSTBrG BUILDINGS TO BE REMOVED) BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM DULY REGISTERED
LAND SURVEYOR UNDER THE/LAWS OF THE STATE OF MINNESOTA.
TAYLOR LAND SURVEYORS.
217 W BROADWAY P-0 BOX I !9NNIS V. TAY( . NO.15233 DATE
REWSED : 03R8A06 MOVED PROPOSED GARAGE
MONTICELLO. MN 53362
PHONE 8 763.295.3388 FAX 8 763-2953408 DRAWN BY I CHECKED BY I BOOK. PAGE: SrEEi OF SCALE DATE DRANM I FILE NO
TK D.TAYLOR F-373 4 1 1 1IN. - 3OFT. 2-28-06 06052
ITEM 3-3
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson (Memorial Highway. Suite 202. Golden Valley, NAN 55422
Telephone: 783.231.2555 Facsimile: 763.231.2561 plaruier$i i-rldCpldrlrlirZc�.COr11
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Laurie Shives / Daniel Licht, AICP
DATE: 30 May 2006
RE: Otsego — Northdale Construction; CUP for Outdoor Storage
FILE NO: 176.02 — 06.14
BACKGROUND
Kinghorn Construction Co., on behalf of Northdale Construction, is requesting approval
of site and building plans to allow for the construction on a vacant lot located in the 1-94
West Industrial Park, legally described as Lot 1, Block 2, Otsego 1-94 West Industrial
Park. The applicant is requesting to construct a new 3,500 square foot office building
and a 6,000 square foot maintenance shop with 1,200 square feet of cold storage for
the operator's civil construction business.
The subject site is zoned 1-2, General Industrial District and contractor operations are
allowed uses within the 1-2 District. The applicant is also requesting to have outside
equipment storage within the rear yard of the site, which is allowed in the 1-2 District
upon approval of a CUP.
Exhibits:
A.
Site Location
B.
Site Plan
C.
Grading Plan
D.
Building Elevations
E.
Building Floor Plans
F.
Liahtina Plan
G.
Landscape Plan
ANALYSIS
Zoning. The subject site is zoned 1-2, General Industrial District and the proposed
construction office/shop facility is a permitted use within that district. The off-street
parking of vehicles and equipment is a permitted accessory use and outside storage of
materials and equipment is a permitted conditional use within 1-2 Districts. The subject
site is guided for future industrial uses by the Comprehensive Plan.
Lot Area and Setbacks. The minimum lot area for the 1-2 District is two acres. The
subject site is five acres in size, which is exceeds the lot area requirements for the 1-2
District. Required district setbacks for the front yard are 30 feet from right-of-way lines,
20 feet the side yards and 25 feet for the rear yard. The submitted site plan indicates
that the proposed buildings will be fronting 71st Street NE and will comply with all
required setbacks.
Building Materials and Design. The applicant is proposing to construct the office
building using EFTS, brick and concrete block materials. The proposed office building
will also have several windows on all building elevations. The proposed design and use
of materials for the office building is consistent with the requirements of Section 20-17-4
of the Zoning Ordinance.
The proposed shop and warehousing facility is to be constructed using precast concrete
wall panels. Because the building is located within the 1-2 District, pre -cast concrete
wall panels are a permitted building material for all building facades. The
shop/warehouse building is proposed to have three loading areas with 14 foot x 4 foot
overhead doors on the east and west building facades. There is also proposed to be
one 10 foot x 12 foot overhead door on the west and north sides of the building.
Landscaping. Section 20-16-7.0 of the Zoning Ordinance requires that all new income
producing properties provide landscaping around the boundary/perimeter of the site at
points adjoining other property, the immediate perimeter of the proposed structure(s)
and the perimeter of all parking and loading areas. The applicant has submitted a
landscape plan showing the addition of several trees and shrubs along the front yard as
well as surrounding the proposed office building's front entrance.
The submitted landscape plan also indicates the addition of 39 Black Hills Spruce and
Scotch pine trees and a two to four foot high berm along the west and north property
lines to provide screening from adjacent properties. The applicant has not provided
landscaping along the eastern perimeter of the site. However, this side lot line will
adjoin with a proposed exterior storage yard on the property to the east. Because the
two exterior storage yards with be adjacent to each other along that property, City staff
feels that landscaping for screening purposes is unnecessary. As such, it appears as
though the site is sufficiently landscaped given the site location and the proposed use.
Access. The proposed site will have ingress/egress access via 715' Street NE. The
proposed site design provides for adequate turning radius for passenger vehicles and
trucks, including semi tractor -trailers. The applicant is proposing a 40 -foot wide
driveway off of 71St Street NE to accommodate heavy truck traffic hauling construction
equipment. Section 20-21-4.H.7.a of the Zoning Ordinance allows for a maximum street
access width onto a public street of 24 feet for industrial uses unless otherwise
approved by the City Engineer. The proposed street access is subject to the approval
of the City Engineer.
Off -Street Parking. The site plan indicates a total of 12 parking spaces including one
disability accessible space. According to the business owner, Northdale Construction
has about five seasonal employees. Of that, only two employees would remain on the
subject site on any given day and they would primarily be stationed within the proposed
office building. Below are the calculations for required parking spaces based on the
floor area of the principal and accessory buildings and uses:
Office = 3 spaces + (3,500 sf. x 0.90) / 200 sf. = 19 spaces
Phase 2 Office = (2,600 square feet x 0.90)/200 sf. = 12 spaces
Shop = 8 spaces + ((6,000 sf. — 1,000 sf.) x 0.90) / 800 = 14 spaces
Warehouse =((1,200 square feet x 0.90) / 1,000 square feet))= 2 spaces
TOTAL= 47 spaces
The majority of the employees are traveling to/from the site and are stationed on job
sites throughout the Metro Area. Moreover, the seasonal nature of the proposed
construction business, as well as the fact that the vast majority of the business's work is
conducted off-site suggests that there is not demand for 47 parking stalls on site. As
such, City staff recommends that the applicant revise the site plan to show "proof of
parking" on the site while only constructing 12 stalls initially. An agreement allowing
that the City Council may, at its discretion, require construction of the additional parking
spaces upon a finding that additional stalls are required will also be necessary.
Outdoor Storage. The submitted site plan indicates an area of outside equipment
storage encompassing the rear yard of the site. Outside storage is a permitted
conditional use within the 1-2 District provided that:
1. The storage area is landscaped, fenced and screened from view of neighboring
uses and abutting residential districts.
Comment: The applicant shall be required to fence the proposed outside storage
area as a condition of approval. The proposed fence shall be consistent with the
requirements of Section 20-16-7.A.2 of the Zoning Ordinance.
2. Storage is landscaped and screened from view from the public right of way.
3
Comment: The applicant shall be required to provide a fence around the
proposed outside storage area perimeter to provide screening from 71St Street
NE and has submitted a landscape plan for additional protection.
3. Storage area is blacktopped or concrete surfaced.
Comment: The site plan indicates that the proposed outside storage area will be
surfaced with gravel rather than asphalt or concrete. Section 20-21-4.H.12
allows for an exception to the surfacing rule for industrial uses which experience
frequent, heavy equipment utilization, such as the operator's civil contracting
business. As such, the applicant may be allowed to surface the outside storage
area with a material other than asphalt or concrete suitable to control dust and
drainage, such as gravel, subject to review and approval of the City Engineer.
4. All lighting shall be hooded and so directed that the light source shall not be
visible from the public right-of-way of from neighboring properties.
Comment: The applicant is not proposing to have exterior lighting within the
outside storage area.
5. The storage area does not take up parking space or loading space as required
for conformity to this Chapter.
Comment: The remainder of the subject site provides for adequate parking and
loading space.
Signs. The applicant has submitted a detailed drawing of a proposed monument sign,
however, the site plan does not indicate the proposed location of this monument sign.
Prior to erection of any signs on the subject site, an application for a sign permit must
be received and approved by City staff. Such applications shall indicate any proposed
lighting and landscaping of the sign. All proposed signs shall be in compliance with
Section 20-37-5.0 of the Zoning Ordinance.
Lighting Plan. The applicant has submitted a lighting plan which includes the
proposed photometric plan. The applicant is proposing to install a total of 12 wall
mounted lights along the proposed building exteriors. All lighting must be a shoebox
fixture with 90 degree cut-off consistent with the requirements of Section 20-16-10 of
the Zoning Ordinance.
Trash Storage. The submitted plans do not indicate an area designated as trash
storage. As stated in Section 20-16-15.6.2 of the Zoning Ordinance, all refuse,
recyclable materials and necessary handling equipment shall be stored within the
principal structure, within an accessory structure or fully screened from view from all
neighboring uses and the public right-of-way.
4
Utilities. The applicant has not submitted a utility plan. The site plan indicates the
location of two septic mound areas, one within the required front yard and one within the
rear yard of the subject site. However, because the site is located within the west
sanitary sewer district and utilities are within the area, City staff is recommending that
sanitary sewer and water be extended to the remaining vacant lots of the Otsego 1-94
Industrial Park and that all new users connect. All utility plans and issues shall be
subject to the review and approval of the City Engineer.
Grading, Drainage and Erosion Control. The applicant has submitted a grading,
drainage and erosion control plan. All grading, drainage and erosion control matters
shall be subject to the review and approval of the City Engineer.
CUP Criteria. The applicant is requesting a CUP to allow for outside storage within the
rear yard of the subject site. Prior to making a decision on this request, the Planning
Commission and City Council shall consider the CUP criteria outlined in Section 20-4-
2.F of the Zoning Ordinance, as follows:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The subject site is guided for industrial uses as provided for in the
City's Comprehensive Plan. The proposed use is a permitted conditional use in
the 1-2 District and, as such, is in line with the provisions of the Comprehensive
Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The proposed use is located within an established industrial park.
Properties immediately adjacent to the site are also zoned 1-2, General Industrial
District, while properties in the surrounding area are presently zoned A-1,
Agricultural Rural Service Area but are guided for industrial uses by the
Comprehensive Plan. The proposed use is compatible with existing and planned
uses in the area.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: The design of the proposed Northdale Construction facility shall
conform to all applicable Zoning Ordinance and Engineering Manual
performance standards.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed new construction business is not anticipated to have
any negative effect upon the area in which it is located.
5
5. The proposed use's impact upon property values of the area in which it is
proposed.
Comment: Although no study has been completed, the proposed new facility is
not anticipated to negatively impact area property values.
6. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
Comment: The proposed new facility will generate some additional traffic to and
from the subject site, however, this additional traffic will be easily accommodated
via 71St Street NE and Kadler Avenue NE.
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.
Comment: The subject site is located within the West Sanitary Sewer District,
and as such, the applicant must provide for connections to these City utilities.
The WWTP currently has 1,029 RECs for commercial or industrial uses available
and, therefore, the proposed use is not anticipated to overburden the City's
service capacity.
RECOMMENDATION
Based upon the submitted materials and the preceding review, we recommend approval
of the site and building plans and conditional use permit to allow construction of the
proposed industrial use as outlined below.
POSSIBLE ACTIONS
Decision 1
A. Motion to approve site and building plans and a CUP allowing for construction of a
new office and warehouse building with outdoor storage located on Lot 1, Block 2,
Otsego 1-94 Industrial Park, subject to the following conditions:
1. The proposed street access width of 40 feet shall be subject to the approval
of the City Engineer.
2. City Council may require construction of off-street parking stalls as required
by Section 21 of the Zoning Ordinance upon a determination that the
additional stalls are required to meet on-site demand and prevent congestion
in the public street.
3. Prior to erection of any signs on the subject site, an application for a sign
permit must be received and approved by City staff. All proposed signs shall
be in compliance with Section 20-37-5.0 of the Zoning Ordinance.
4. All proposed exterior lighting shall maintain a 90 degree cut-off and shall be
consistent with the requirements of Section 20-16-10 of the Zoning
Ordinance.
5. The applicant must designate an area for trash storage consistent with
Section 20-16-15.13.2 of the Zoning Ordinance.
6. All grading, drainage and erosion control matters shall be subject to the
review and approval of the City Engineer.
7. The proposed use shall connect to municipal sanitary sewer and water
utilities, subject to approval by the City Engineer.
8. The applicant shall be required to fence the outdoor storage area pursuant to
Section 20-86-7.D of the Zoning Ordinance.
9. The outdoor storage area must be surfaced with an approved material,
subject to review and approval of the City Engineer.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance.
C. Motion to table.
PC. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Grady Kinghorn, Kinghorn Construction
Tom Wilebski, Northdale Construction
7
M
6
NORTHDALE CONSTRUCTION
WE PLM
F/.GIE[JIXAwmawGvtTRCm a
=
OFFICE/ WAREHOUSE
[otw wuar ,w. rv. w rn.sea
'"°"""`""'""""° KINGHORN
CONSTRUCTION
a
NEW CONSTRUCTIONnmeOTSEGO,
ra
MINNESOTA
^�"'"�� -M
�wtt w s
w
� sew
STOW wv,ml PM I I I noR PRFMNnaa M IN H
m ���mrni.+.r •.m nrs .mum.. mr. v.
STDRU w.mv RMUTI H PRc.cNnaY R.Y
` S --------/ /
-- (1 I
1/I V
, I I
Ml
,
li I
III I
p�
I M N
II I
II
I PHASE i/ PRISED
I 1,600'Si.
'
3,500 S.F.
FFE 672.7
-
liib'
t
ssRls art . v
i
ter-
- —
'�
�.---- -
--
--- -
=__---- --_-cc---- - _-- _ -00
tt
` stn
rn ---
rn
ft
SHOP
1 I, wxFao'Rt
6.000 SFr -
I SjFFE 671.0'a
I
1
V 1 i r
1
--------------
1 �
t PN �� �Pfl1YARY f Ijil
/'� SPPC YOINp
9iE y l
I
sssa
1966-
NQrES
a Y, mwnucna wu Pow..P, ,icma•ms u n<
sn aural uam PucrzP anaaar<
` s ��m ai1O1iaii "� Owww a�misl u.m
�.aRaim nsn,c,. Parrt. YTa ora. o aL..M wa Yam
• �� q No .®. uu'f furl cml. YM
w > �MwiCnwr ruxs M a.cT
-------------
CALL b �S 6 4W pl NG:
— '� — GOPHER STATE ONE rely
/ ♦ swa cnY ,wf/, (a51) sss-Hopi
1 d. li - - —1- ; - l- - - -� - - — _ _ �- I ---- YHUI=A mu. vara 1 -am -252 -nee
At
NORTH— {
�`�aa, pool
svPRr ..PaRoo.nn
YiJ Anderson Engineering of Minnesota, LLC NORTHDALE CONSTRUCTION oIAW. ao. Pcorlm:
pRaaa: I .aclaa..l.c . P L.ac —c RY,ac PRELIMINARY
mwPnpa or asxsloxs scum ar: nvrz me Iaa vows RSRn
"� nwP M .� OTSEGO, MINNESOTA �EROSION
DING, DRAINAGE do
Ym <, P..1 "0101 0 ; „�_,,. KINGHORN COMPANY, INC. CONTROL PLAN EXH�B�T C
_
r — — — — --
I
o
�
�z
o
I
23
c �
y �' tltl
E
a
M�--z
M,
�i�l®
'li d
`ls
I
oSDtay bn .,w.
M
s K NORTHDALE CONSTRUCTION
= OFFICE/ WAREHOUSE
W NEW CONSTRUCTION
—1 OTSEGO. MINNESOTA
0
c
a
ill
c-
g
4z I
r — — — — --
I
o
�
�z
D I
II
I
23
c �
y �' tltl
" //—AM
�xxEr rnnvsWONG kPLm
iiivsioo
.cwrtrtv .�„
7ELEVAn—M
AACHITEC76
N
Zl
NORTHOALE CONSTRUCTION FLOOR PUNS AFAFAWAM NOTY THORMSOVGgOWRLM
OFFICE/ WAREHOUSE "Fav
AACSIMCTS
NEW CONSTRUCTION
OTSEGO, MINNESOTA""""w-
m
%� NORTHOALECONSTRUCTION STE �i"AN N/GKEY7hVRSTNSOYGRO✓EAUD e
= ucHriNc PLAN/! / V Eo ."�" -, , K NGHORN "
OFFICE/ WAREHOUSE ARCH/TECTS CONSTRUCTION _ ^
W NEW CONSTRUCTION rave T
c w
F —1 OTSEGO, MINNESOTA
-------- -- -
----- ------------
-----------------
Ll
I
581.
59
.2
it
R
ai
U;
91
f8
xi
NORTHDALE CONSTRUCTION
OFFICE/ WAREHOUSE
NEW CONSTRUCTION
OTSEGO, MINNESOTA
LANDSCAPE PLAN SHMAD WXEY AWSMMMMOVERJ M A
KINGHORN
CONSTRUCTION
Hakanson �O
1 Anderson 3601 Thurston Avenue, Anoka, MN 55303
Assoc., Inc. Phone: 763/427-5860 Fax: 763/427-0520
MEMORANDUM
To: Honorable Mayor and City Council
cc: Mike Robertson, Administrator
Judy Hudson, Clerk
Dan Licht, NAC
Andy MacArthur, City Attorney
Grady Kinghorn, Kinghorn Company
Mark Jaster, P.E. Anderson Engineering
Tom Moorse, HTG Architects
From: Ronald J. Wagner, P.E.
Date: May 25, 2006
Re: Otsego I-94 West Industrial Park 4th Addition — Northdale Construction Lot
1, Block 2
We have reviewed the Construction plans, dated 5/02/06, for the above -referenced
project and would offer the following comments:
Site Layout
With the submittal of Otsego I-94 Industrial Park 4th Addition the City is
considering water and sewer be run from Kadler Avenue to connect the Industrial
Park to city utilities. Preliminary plans have an 8" PVC sanitary sewer main
flowing from west to east along the north R.O.W. of 71St Street and an 8" DIP
watermain along the R.O.W. south of 71" Street.
2. A Final Plat shall be submitted depicting all drainage and utility easements,
R.O.W., setbacks, and lot dimensions. Currently the placement of the front, side,
rear yard setbacks appear acceptable as well as the easements, buildings and
parking lot locations.
Adjacent zoning information shall be provided.
4. Very few parking spaces are proposed (12 stalls and 1 handicap stall). Refer to
Dan Licht's comments pertaining to parking spaces being provided.
ot2500northdalervwl
Page 2 of 2
Grading, Drainage, and Erosion Control
Soil Borings locations shall be depicted on the grading plans. Borings in both of
the proposed septic mound locations are required. The test results shall be
submitted to the city for review. The septic mound locations and pavement
section shall be based on the Geotechnical Engineer's recommendation.
2. The storm water runoff for the gravel Outside Equipment Storage area shall be
routed to the front of the site. The flow to the west travels to a wetland on the
adjacent property. The flow to the east travels through a swale across the adjacent
property. Both properties do not have and easements covering the cross drainage.
Routing the runoff to the front of the site will allow the ditch along 71" Street to
carry the flow to an existing pond to be treated.
3. The 18" storm sewer culvert shall be RCP.
4. The septic mound locations shall be marked off prior to the start of grading to
avoid any traffic over the proposed sites unless the city provides water and sewr
to the area.
Minimum grades across the gravel outside equipment storage area shall be 1.5%.
The grading near the rear central storage area shall be revised.
5. In "Notes" the 2005 Edition of MnDOT Standard Construction Specifications
shall be used.
6. The 20' side yard setback is mislabeled 25'.
Hakanson
Anderson
Assoc., Inc.
Ula01\Shared Docs\Municipal\Aotsego22xx\2500\2006\ot2500northdalervwl.doc
ITEM 3.4
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners(�Pnacplanning.com
PLANNING REPORT
TO:
FROM:
RE:
REPORT DATE:
NAC FILE:
BACKGROUND
Otsego Planning Commission
Daniel Licht, AICP
Otsego — Gateway North Industrial Park
1 June 2006
176.02 — 05.27
60 -DAY DATE
CITY FILE:
14 July 2006
2006-28
Duke Realty LP has submitted plans for development of approximately 1.2 million
square feet of office/warehouse industrial uses divided between eight buildings to be
known as Gateway North. The 190.14 acre site is located east of TH 101 between 60th
Street and 70th Street. The Comprehensive Plan guides the site for a mix of industrial,
medium density residential and low density residential uses. A portion of the southwest
corner of the property is zoned 1-2 General Industrial District. The balance of the
property is zoned A-1, Agriculture Rural Service District.
The applicant is requesting a zoning map amendment to include 142.09 acres of the
subject site within the 1-2 District and PUD-CUP/preliminary plat approval of eight lots
and five outlots. The applicant is also requesting concurrent approval of a final plat
dedicating right-of-way for Queens Avenue between 60th Street and 70th Street to allow
a City project extending utilities to the southeast quadrant of the City to be undertaken
in 2006. Finally, the total floor area of proposed industrial uses requires a mandatory
environmental review process. The developer has prepared and a draft Alternative
Urban Area Review document as part of this process.
Exhibits:
A.
Site location
B.
Preliminary Plat (4 sheets)
C.
Landscape Plan (5 sheets)
D.
Grading Plan (4 sheets)
E.
Utility Plan (4 sheets)
F.
Final Plat (4 sheets)
ANALYSIS
Zoning. The applicant is requesting rezoning of Block 1 to 1-2 District to allow for the
proposed industrial office/warehouse uses permitted in that district. The applicant is
also requesting a PUD -CUP to allow for development of Block 1 in a unit/base lot
configuration. Consideration of the rezoning and PUD -CUP applications is to be based
upon (but not limited to) the following criteria outlined in Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Comprehensive Plan guides the area east of TH 101 for
industrial uses to Queens Avenue with medium-high and low density residential
uses east of Queens Avenue. The location of Queens Avenue is approximately
an eighth of a mile east of the route shown on the Transportation Plan due to the
need to meet Wright County intersection spacing requirements to CSAH 37,
avoiding wetland impacts and expanding the area available for industrial use. As
natural resource protection, development of industrial uses for expanded tax
base and job creation and proper traffic management are all goals of the
Comprehensive Plan, the proposed development plan is appropriate.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The proposed industrial use is consistent with the Comprehensive
Plan which anticipates transition to low density residential uses east of Queens
Avenue. Existing development in the area is limited to large acre rural parcels
and farmsteads and no compatibility issues are anticipated with these uses.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: The proposed industrial use will comply with all applicable Zoning
Ordinance, Subdivision Ordinance and Engineering Manual requirements.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed use will have a positive effect upon the area facilitating
extension of trunk utilities and collector streets to accommodate existing and
anticipated land uses in the southeast area of the City.
5. The proposed use's impact upon property values of the area in which it is
proposed.
Comment: Although no study has been completed, the proposed use is not
anticipated to negatively impact area property values.
6. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
2
Comment: Queens Avenue is being designed in consideration of the land uses
guided by the Comprehensive Plan to ensure that anticipated traffic can be
accommodated both on the street and at major intersections.
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.
Comment: The proposed use is not anticipated to facilitate and utilize extension
of trunk utilities and transportation infrastructure while expanding the City's tax
base and creating job opportunities resulting in a positive effect on the City's
service capabilities.
Access. Primary access to the industrial uses and future residential development of
Outlot D will be via Queens Avenue, which the City will construct between 60th Street
and 70th Street in late 2006 or early 2007. Queens Avenue is provided with a 100 foot
wide right-of-way on the preliminary plat for a two lane road with third continuous left
turn lane in the center necessary to accommodate anticipated truck traffic turning
to/from the Gateway North site. Driveways to Queens Avenue have been located in
collaboration with the City Engineer to ensure proper traffic movement
Buildings #1, #2 and #3 also have shared access to 60th Street. The preliminary plat
illustrates right-of-way for the 60th Street cul-de-sac, but the final plat does not. As this
cul-de-sac serves only the Gateway North development and two principal buildings on
one lot to the south, a full 80 feet of right-of-way required for a typical commercial street
may not be necessary. The final plat is to be revised to illustrate right-of-way necessary
for 60th Street subject to approval of the City Engineer.
The existing right-of-way for 65th Street is not shown on the preliminary plat and extends
from the location of future Queens Avenue to TH 101. The City has initiated the
process to vacate this right-of-way and turn back the land to the applicant. A temporary
intersection of 65th Street to Queens Avenue will be constructed at the south end of
Outlot C as part of the current project. At such time as the property west of Outlot C
develops or 65th Street requires upgrading to a collector street in accordance with the
transportation plan, the 65th Street intersection with Queens Avenue will be shifted to
the north to provide a better alignment.
Also shown on the submitted plans is a driveway to Anoka Equine Clinic from Queens
Avenue. The existing Anoka Equine Clinic access to CSAH 37 will be closed off to
right-in/right-out only as part of the TH 101 project. In order for the Clinc's clients trucks
and horse trailers to access the site, the driveway to Queens Avenue is necessary and
encouraged.
Lot Requirements. The 1-2 District requires a minimum lot area of two acres and
minimum lot width of 200 feet. All of the lots exceed minimum 1-2 District lot
requirements. But under the PUD -CUP, the proposed industrial lots are considered in
common due to their shared access and circulation and that Lots #2 and #5 do not have
direct access to a public street. The adequacy of the lot area and dimensions under
these circumstances is evaluated based on compliance with setbacks and other
applicable performance standards.
Building Coverage. The 1-2 District limits building coverage upon a lot to 50 percent
of the total lot area. The building coverage of the schematic footprints is approximately
32.1 acres or 22.6 percent of the site area.
Setbacks. The table below illustrates compliance with required setbacks at the
perimeter of the industrial lots within Block 1:
North Queens 60 Street TH 101 Parking
Ave. Street North
Required 20ft. 30ft. 30ft. 30ft. 1Oft. 5ft.
Proposed 200ft. 60ft. 30ft. 90ft. 12ft. 200ft.
Outlots. The preliminary plat includes five outlots:
outlot
Purpose
A
Remnant to be transferred to Anoka Equine Clinic
B
Wetland
C
Remnant
D
Future residential development
E
Water tower site purchased by City
The preliminary plat illustrates a ghost plat for subdivision of Outlot D with residential
uses. The lots abutting Wokson Hills are anticipated to be single family lots meeting R -
4A District requirements. The larger lot abutting the water tower site may allow for
medium or high density residential uses as a buffer to the industrial uses and traffic on
Queens Avenue. All of the other lots are single family lots meeting R-4 District
requirements. Development of the residential uses will require future application for
rezoning and preliminary plat approvals.
Building Plans. The preliminary plat illustrates the location of proposed buildings upon
each lot. However, actual buildings have not been designed in terms of floor area or
exterior design. As such, development of each of the buildings will be subject to site
and building plan review by the Planning Commission and City Council prior to
construction. All buildings will be expected to comply with the material and height
requirements of the 1-2 District.
Landscape Plan. A preliminary landscape plan has been submitted illustrating
plantings at the perimeter of the site, surrounding ponding areas and in front of buildings
at highly visible locations along TH 101 and Queens Avenue. Overall the type, quantity,
sizes and locations of proposed plants are appropriate and will be implemented with
each phase of the development.
Off -Street Parking. The preliminary plat includes an analysis of off-street parking
required for the schematic building footprints and anticipated office/showroom ratios:
Bldg.
Floor Area
Office Warehouse
Requirement
Required
Stalls
Stalls
Provided
Net
Stalls
1
23040sf.
130560sf.
Office = 1 /200sf.
Warehouse 1/1000sf.
246
151
-95
2 38640sf. 219960sf.
413 311
-102
3 32850sf. 186150sf.
350 224
-126
4 12690sf. 71910sf.
135 157
+22
5 33000sf. 187000sf.
352 301
-51
6 30600sf. 173400sf.
246 211
-35
7 30600sf. 173400sf.
246 213
-33
8 8400sf. 47600sf.
90 90
--
TOTAL
2078
1658
-420
Based on this initial analysis, the site is deficient in parking on a cumulative basis and at
each of the buildings except #4 and #8. The parking analysis will be refined as the ratio
of office to warehouse uses is defined as the buildings are constructed. As each
building is subject to site and building plan review, compliance with the off-street parking
requirements of the Zoning Ordinance will be made a condition of approval unless
supporting information and subsequent analysis justifies a reduction in the number of
required stalls.
Off -Street Loading. The driveway locations and site plan has been designed to
accommodate circulation by semi-tractor/trailers to loading areas on each building. The
buildings have been sited such that the loading areas face interior driveways or away
from TH 101. Landscaping will be required as necessary to screen the loading areas
for Buildings #1 and #5 from view along Queens Avenue.
Parks and Trails. The Future Parks and Trails plan does not identify any park land
search areas within the area of the preliminary plat. A 10 foot trail will be constructed
along the east side of Queens Avenue between 60th Street and 70th Street. The City
Council agreed to waive any additional park and trail dedication requirements as an
incentive for development of the project.
Utilities. Sanitary sewer and water utilities are being extended to the development
through a number of City projects that will ultimately provide service to not only
Gateway North, but also Wildflower Meadow, River Pointe/River Place and others in the
southeast quadrant of the City. Development of the utility plan for Gateway North has
been done in collaboration with the City Engineer's plans for the overall southeast area
service plan and plans for Queens Avenue. All utility issues are subject to approval of
the City Engineer.
Grading Plan. A grading plan for the subject site has been developed in collaboration
with the City Engineer's plans for Queens Avenue. Both the design of Queens Avenue
and the grading plan for the subject site reflect efforts to minimize any wetland impacts
while addressing the varied topography of the site. All grading plan issues are subject
to review and approval of the City Engineer.
5
Easements. The preliminary plat illustrates drainage and utility easements at the
perimeter of each lot within Block 1, over ponding and wetland areas and over all of
Outlots B and D. No easement is shown over Outlot E as this parcel is being purchased
by the City for a utility facility (watertower). All utilities within Block 1 must be overlaid
by drainage and utility easements (as shown) and all easements are subject to review
and approval of the City Engineer.
Lighting Plan. No plan for the type, location and illumination pattern of proposed
exterior lighting has been prepared at this stage. A lighting plan will be required to be
submitted with the site and building plans for each phase of development to
demonstrate compliance with the requirements of Section 20-16-10 of the Zoning
Ordinance.
Signage Plan. No plan for the number, area and location of proposed signs has been
prepared. All signs will be required to conform to Section 37 of the Zoning Ordinance
and a sign permit is required prior to placement of any sign upon the subject site.
Trash Storage. The site plan shown on the preliminary plat does not include exterior
trash storage areas. Trash containers must either be stored within the principal
buildings or in an accessory enclosure constructed of materials consistent with the
principal building as required by Section 20-16-15.13 of the Zoning Ordinance. Trash
storage provisions must be identified at the time of site and building plan review for
each building.
Final Plat. The applicant has submitted a first phase final plat consisting of the right-of-
way for Queens Avenue and six outlots including all of Block 1 and the five outlots
shown on the preliminary plat. The final plat must be revised to illustrate drainage and
utility easements over all of Outlots B and D and provide right-of-way for 60th Street as
recommended by the City Engineer. The final plat is otherwise consistent with the
preliminary plat.
Development Contract. The applicant is required to execute a development contract
with the City upon approval of a final plat. As the first final plat involves only outlots and
right-of-way, the development contract will primarily address the terms of the agreement
between the City and Duke Realty on development incentives for the project and
grading issues. The development contract is subject to review and approval of the City
Attorney.
AUAR. A draft AUAR to evaluate the potential environmental effects of the proposed
Gateway North development has been prepared and published for review and comment
in the 22 May 2006 EQB Monitor and distributed to required government jurisdictions
and agencies. Comments have been received from MNDoT and Wright County
regarding plat related issues. There is a 30 day review/comment period on the draft
AUAR ending 21 June 2006. The next step in the process is for the City Council at their
meeting on 26 June 2006 to adopt the AUAR including any changes required based on
comments received for a final 10 day objection period. If there are no additional
comments or formal objections, the City Council would then adopt the final AUAR. City
staff does not anticipate any significant comments or objections to the AUAR during the
P
remainder of the 30 day review or final 10 day comment period. Section 20-38-3. DA of
the Zoning Ordinance requires the City Council to base its decision as to whether a
project has the potential for significant environmental effects, the following factors shall
be considered:
a. Type, extent and reversibility of environmental effects.
b. Cumulative potential effects of related or anticipated future projects.
C. The extent to which the environmental effects are subject to
mitigation by ongoing public regulatory authority.
d. The extent to which environmental effects can be anticipated and
controlled as a result of other environmental studies undertaken by
public agencies or the project proposer, or of EISs previously
prepared on similar projects.
Based on the proposed development being consistent with the City's Comprehensive
Plan and development regulations, City staff recommends that the AUAR be adopted as
presented and findings made that the project does not have potential for significant
environmental effects.
RECOMMENDATION
The proposed Gateway North development applications are a highly positive step in
creating new job opportunities in Otsego and expanding the City's industrial tax base.
The submitted plans are consistent with the provisions of the Comprehensive Plan as
well as the requirements of the Zoning Ordinance, Subdivision Ordinance and
Engineering Manual. Our office recommends approval of the applications as outlined
below subject to any comments of other City staff.
POSSIBLE ACTIONS
Decision 1 — Zoning Map Amendment
A. Motion to approve a Zoning Map amendment rezoning portions of Block 1 of the
Gateway North preliminary plat from A-1 District to 1-2 District based on a finding
that the action is consistent with the Comprehensive Plan.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan.
C. Motion to table.
7
Decision 2 — PUD-CUP/Preliminary/Final Plat
A. Motion to approve a PUD-CUP/Preliminary Plat and Final Plat for Gateway
North, subject to the following conditions:
The City Council adopt a final AUAR ensuring mitigation of any potential
negative environmental effects related to the proposed development.
2. Approval of the preliminary plat shall not guarantee access to sanitary
sewer service. The City shall only allocate sanitary sewer capacity to
approved final plats with signed development contracts and payment of
applicable SAC and WAC fees to assure the City of timely development.
3. The preliminary plat and final plat are revised to provide right-of-way for
60th Street, subject to review and approval of the City Engineer.
4. The final plat is revised to illustrate drainage and utility easements over all
of Outlots B and D.
5. Outlots B, C and E shall be deeded to the City.
6. Development of each of the buildings will be subject to approval of site
' and building plans by the Planning Commission and City Council prior to
construction, subject to the following conditions:
a. All buildings shall comply with the material and height requirements
of the 1-2 District.
b. Compliance with the off-street parking requirements of Chapter 21
the Zoning Ordinance unless supporting information and
subsequent analysis justifies a reduction in the number of required
stalls.
C. Installation of plantings consistent with the preliminary landscape
plan.
d. Submission of a lighting plan demonstrating compliance with the
requirements of Section 20-16-10 of the Zoning Ordinance.
e. All signs will be required to conform to Section 37 of the Zoning
Ordinance and a sign permit is required prior to placement of any
sign upon the subject site.
f. Identification of trash storage provisions in accordance with Section
• 20-16-15.13 of the Zoning Ordinance.
7. All grading, utilities, streets and easements are to be subject to approval
of the City Engineer.
8. The applicant shall execute a development contract upon approval of a
final plat, subject to approval of the City Attorney.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and/or
Engineering Manual.
Decision 3 — AUAR
A. Motion to adopt findings that the proposed development plan does not have
potential for significant environmental effects a based on a review of the
submitted AUAR and evidence received, subject to the following condition:
The project shall proceed in conformance with the PUD-CUP/preliminary
plat and applicable stipulations approved on by the City
Council.
B. Motion to adopt findings that the proposed development plan does have potential
for significant environmental effects not properly mitigated by the draft AUAR.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
David Bade, Duke Realty LP
0
1 inch equals 1 mile
f li• „� ,LVId AsvNivmaad'IwaaA0 Aamrinaud gss a
W
3N,1.2as" 11109 v TOTkVMH'IH T rA
�I�I �' HINON XVMHIVD'l ? $G > U z
h -_-JI ♦ II T 11 1
I i ii u_ii ii
Al
1 I
/ ail
a rn I
rn ,
mN
I 1
i R � s s &
II �g. �^ ►� ' I i I � pR j
----'- ------------ -JL
g
--------ri -- ii I' B
th
to
1
ca P I I I 2
F'4
' 9101 1 I GI it II i f^F Ra�R g $��ry
O III
m N I qq 1J qQ $ y
1I � N � ( I � yy pp yp€Bp¢� e�e � yp�rp; QjFBp¢Y,�+�y e� Ry}}yqyq yp5yp�� gI�epS�y
Ar000/�z,. 1 II 11 Og Sk�'Y� qD idd33 #d
9# omicmns
_ I
c 101 1100'19 it � � y R
ONT(rang 14 t, 14 11
L R
41 4_1
I __ I � --�.� 'I ' I �i a�
(/ I I - I I I � Rb ry _g n0 §p p
L� xg
�YY g3�4
a I
EXHIBIT B-1
! ( 17.77-71
4.W 71
4
Z-8 1181NX3 _1= —
I . lip
T"
UP0
for .—;{ I I Vit. ( 20
..........
---------------------
00. 00 0
Ln c'
31
t3l
0
0
0
1 00 00
--------- --
---
BUILDING #7
II L__jJ! --- 1-1 i
rn o
rn
--- --- -- ---- 204,000 SF z
I in
FFE=929 :l I-
>
BLOCK 1, LOT 7 ' it l Im
co
r
if -
BUILDING #6 I II
204,000 SF
C:,, FFE=929
BLOCK 1, LOT 6
-C)
1`0 ---- ---4.--- T -L-1-- -70 M
Ill-= 7 1 - 1 M_
00 71-1 --- .111 TrF --- F1_1 ]11, IT
4
0 11T
�7 4
----------- -----------.
m
6 3
f
o -.I
I 11.iif
.I
GATEWAY NORTH
HIGHWAY 101 & 60TH STREET NE
OTSEGO, MINNESOTA
IJ
a
PRELIMINARY NORTH PRELIMINARY PLAT
204,000 SF
FFE=929
BLOCK 1, LOT 7
BUILDING #6
204,000 SF
FFE=929
-$LOCK 1, LOT 6
---------- ---a-7 777 7---- ------
F--1rT---Tr---FIT 1 ; ,. I � T T rr---r r-- ; l=-- ;
.--------------------
1 �. r
I �
I
I t
I � -
------------r----------=----------------- "
I ,
i
1
___TT= ---- ------i
P
b
' ry➢2
y
ej9a
y, gg�
C-8
1181 H X 3
I'
y
mill
PRELIMINARY MIDDLE PRELIMINARY PLAT JRH
co
.II
FI
n
O
I-
!
I
I
"
"'
'
li
1
I I
,
�11
;il i
w �
',�y n
-.I-
1
f I
I'
I
204,000 SF
FFE=929
BLOCK 1, LOT 7
BUILDING #6
204,000 SF
FFE=929
-$LOCK 1, LOT 6
---------- ---a-7 777 7---- ------
F--1rT---Tr---FIT 1 ; ,. I � T T rr---r r-- ; l=-- ;
.--------------------
1 �. r
I �
I
I t
I � -
------------r----------=----------------- "
I ,
i
1
G m
w =
P
b
' ry➢2
y
ej9a
y, gg�
GATEWAY NORTH "sa
�"
EE
Ix17��
.q,
y
mill
PRELIMINARY MIDDLE PRELIMINARY PLAT JRH
FI
!
I
"
w �
',�y n
-.I-
1
/
t7-4
M
) 0
l i v 1
Hv
;
11
J
z
D
N
i
rll
ii
co W'^
�S
-J
II
I
1
I
II
1yHy{
G m
w =
P
b
' ry➢2
y
ej9a
y, gg�
GATEWAY NORTH "sa
�"
EE
Ix17��
.q,
y
HIGHWAY 101 &60TH STREET NE %vzi
OTSEGO, MINNESOTA uw
PRELIMINARY MIDDLE PRELIMINARY PLAT JRH
FI
_ �OUTLOT D VmmporfE
RESIDENTIAL)
ALL OF, OUTLOT D IS A
DRINAPE $ UTILITY
EENT
I
-------------
-.2
- - .
1sT—■ulo•o a�aTih.—
\ WATER
$�
TOWER
I
OUTLOT E
--
� I I I 1 1 �
i j.
I /
BUILDING #3
I `
I
\ r
1
'
21%000 SF
FFE=944 BLOCK 1, LOT 3
1
11 1 I 11 i1 0, 1 I I I,
BUILDING #2
257,600 SF
FFE=944
BLOCK 1, LOT 2
BLOCK 1, LOT 1
BUILDING # 1
153, 600 SF
FFE=945
NA
,- 1
R11912-11
� :2LA
6'43' 30" I
ftl�'ld3Jl3
= 43ti.66 1 _
3720,28_____._-—'
I�af.
CSP -4
7 u 4s —
80037-001
NYJd 3dVDSGMV'l TlVHaAO A2lVMIWT13Ud
VlosaNNI O-DSSLO
w ' 11 1 � Q.4
sm izasis H10919 101 AVAIM01H
fjj2JON
bw Qp
I
LJ F4 1OR ss
...........
...........
rn t,
17
am
e -N
ik;
Al
U_ in
T4
ca
OR
I
AMS LKW Vw_
MAP
i dq4OO'Wt
� TI-
. . . . . . . . . . I I WON 110
121 le? I We
I I I I M 1 01
-AVI
0 00
:tlm
EXHIBIT C-1
NVId ddVOSQNWI HISON ANVNIM ISUd
sss �ji3 w VJDS3NNIW '003S,1.0
3N JaHal8 HJD9 IOi AVMH�JIH
NV'ld 3JVDS(INV'l HJ210M AUVNlWI12Sd
vlW
ossmNloosslo
H109 IR TOT AVAILHDIH
HMOM AVRISIVO
-- 4 -Mi
L
kzk i
Mffl- gg g g
do
It
0
lL3 353
9p
-J
N,
------------
-----------
'tll
o 00
IT
it
a-; o
?6!!
j
rrl
C)
l
3"il i
Ln
N .7.
Mr.
N
0
111 A LN I'l
I r
Ol
Lfj
EXHIBIT C-4
9 6
80039-001
NV7d DNIQVTID TmaA0 ATTVNIPII'I3Id
VJD62m Y1'OD'3SL0
3N J33rdLs HJ.09 v TOT AVMHOIH
x_,,!
o g �T a
aIT11, a
a n
a
z g
H.RION AWARIV ID
NYCN
a
NV'1d ONICWHO Hinoskawlawriaud x
2N ilgaajs H109 19 101 AVA%HDIH
acid
511 1 !! i u �
In FLLSOM.TV-A5Lq-d.Vr)
L-------- ---------- Ne
r I
'�i
0
-41 Tjq
F------ ----
------Ul
jr
C14
-----------------
o
CN
All
Ip;
---- ------------------
EXHIBIT D 4
NV'WAJnLU1T1V?JaAOAHVM1WFIaHd Y,,,i
allam izasis Hd)D9 19 101 AVA%HDIH
HJ21ON AVIAZ.LVO
..........
...........
...........
I i _...._ III �� I- � N ' I 1 9 1 I +,
l I I I I \.
.... ......
J\
CL
gyp{ I 11111.11 RJ
AS 000 z m Cq
9# ONIC1,11ne
7T-'
FFF I 1 ti I ;I`` /
ds 000,ioz
. I i,
--------- -
... . ........ 1- r
EXHIBIT
. JUIVS iAr - - - - - - - - +
Z0
3 1181HX3 - - - _--
/cosi %Ftw. N4 R/w
I I' i
—
'sa
131
897.6 -/ C4 ..` ;
11 ll
I I ii'
I "
n
firmill III
iil
o I g ;,;,''1 a
I I I I c 'rt ---------------------+ de
I a I I n. ;I
' C�Q 1 1
I II � ii
I 1 � I I � it $'• ILII
I I 11 � '•'� � I
$-
I�
I 1 ii/
I
I/ ul1 e ,g� A 9
n
�1��111 I
11
0
'�# I iil I !f1 STI i 'i �t~• ,
1111 i � i ;Il I 'z7 �` •` i" I';���_
.l III I M I I I
8 II
BUILDING #
204,000 SF
FFE=929
oFa I,- �$
• • NNI�AFl32•
f • H111•r 2
♦v\. \ `\Cl
BUILDING #6
204,000 SF
FFE=929
------------
_- - Yq
'Ill
1� '1
' I
I
a
I
I
I
4
i
g m
0 ?epps5
GATEWAY NORTH " 60
I���
HIGHWAY 101 & 60TH STREET NE
i ro
63
O R
y
5
qv$$i
g I
R-
OTSEGO, MINNESOTA
PRELIMINARY NORTH UTILITY PLAN
i N
�'° �
E-3 1181HX3-_-_-_-
i
1
I
--- --------
--------------
.._ _ ------------------� Bax: - BUILDING #7
204,000 SF .I
N. IIT I
FFE=929 I ;
I '
i � l I � ;; cl �Q�• �$ g §' I '
r 4.,
i j`4I�
�OA
' I j ii1= I II I BUILDING #6 I li
I 11
204,000 SF P
1
iII III I N I jl I FFE=929 III i
O
iII I p d" II f II
I
1 I ;1 ;III p
III °° - _
it V%:;� - I I- a •---------=------Y------ ;-----------
/ IC,
J G
11�I
al
17
i I Ii,l•`� �G� - 11` / NML-9'F: � �i 11
r
1
I
to ;
00
t"' a
t
(ON
v
M1Rr 4.2 O
oilI as# gg I, z
R, _ ; I .'•
wllm d8 I -- - -
;I --- - r•-• II•
p e
{
�0�a}
Ib
P�yT
GATEWAY NORTH 4•`°
_ij�
''
xa
$ 4fr�$7�'�►
HIGHWAY 101 & 60TH STREET NE �' �-�
OTSEGO, MINNESOTA
PRELIMINARY MIDDLE UTILITY PLAN JR.
-7ph
ti
4.
- - - - - - - - - - t - - - -Kyz
�- ---_ --- --- ----- — — — ----
------ as �Sa
were0--,----
d__
\
uu III I III III I II
m
I�
rar m exe'�• t°¢°r rxr to \\< <
------- 1
1 .
BUILDING #3 'moi
a
-eu.s • < 1
.,� 219, 000 S ��; mo -----------
FFE=944 •� .o,. �� y `° ��
ae'�°- p� 11T 1H tl't3.4• tH I i �j��\ _� 1 /� _
Eli I—
xlfs
ry
e e' u'F vutc t
t ioe � s' oia
e izxe' rt[
------------------------
ME
--------------------
- • --T-- I ��.. .. h—_=_1_ 1 1 —1- ti --Sty •' --_-- • x ��. I t(.
-
.. -
Y Wl[ �'rz i3xe tEE MOIahrt •/ �rz YYK 8• GtF wirv[ — v.'t I II � 1 I ;
r a ° u� r s xt°aalr • xm.r,�K� exa. � mvwxr .� 1 1
2 _1°:� I :G� i�; If z
BUILDING # _ I �6BUILDING �# 1 ;; 1 —~ `' S
I,I 1 z a
I� 1
257)600 SF II 153 600 SFS
�e
FFE= 44 I l I FFE=945 'i x
oz a
tri a z_
__ --_- _----_---- —_--- _-- — — = sc-
wrz
e1e r>w' � '� rm• m / vav °• a ro'''ar o. i•°v r v y Vv r a. 6'43, Alr
— _— — -- __= J� -_ --�— ( - - - ---t:•,1°w ��3---- —� ----- - text t¢ - --
k= -
3120,28
barLment of !'r•ansporlation Right Of Way Plat Alo. 86-25
m-----T---1-- --,-- --- -- -- — - - --- - - CUP-
GATF--'Y NORTH
1
N 0014'15" E 1303.79
Iii hl
00*10'WW 1307.91
I /
/ N 00'08'06" E 1306.95
5!18.00—
ween s _venue .
(\ _ \ I I I 10
i/A
151
ZS• \ I f;G ouurr
\ ,
N0L ) : /' I 11 s00'33 20"W F.
NBI
S30'2T78'W7 Sz I 85.00
45"N0
— 093'19'E cr /
7t —14
285 0� w Syg7p26'w N8960.01
'59' E 1 �� I7545 63 "W� , R-3720.28
_\ \ �% \\
4=6'43;11
30'
_ r u_ n k _ Nig h w a �� 1 0,I _ — —15—W-7 '00 — 4 s
— 43"28"E — — — J.
for .aFse
WTLOT A 29.487 ep. fL OUTLOT 0: 2,089,442 op. ft. ��--
0.68 aenr 47.97 cns
WTLOT 9: 101,759 a�q.� OUTLOT E: 50,164 ap. TC.
2.34 cr a 1.15 cne 0 200 400 600 . 9Ex01E9 i/z wca . ,. ww w0. HIDE udauFxT .T " Schoel l Madson
_ O nE901E5 1/f Wtx . t4 NlO, InOa YiFE uOMwFNi SE1
WTLOT C: 32761 aq. ft. WiLOT F: 4,564,483 aq. n ,w9 ..xam 9. acwsm.ngn .q. zssp Planning En ineehn Surve
0.75 «... 104.79 e.... <ax1.aL 4� � 9 9 9 Nn8
i
m
x
z
91
GATET'- ' Y NORTH
ET A
�1 OUTLOT Queens Ay e n u e - - �,zbt ---
OUTLOT
4 p4
t s•s� I �aZb
/ C�'� e'••�°t''� t �a t SwM.ea a«t«aux x«uma g
'NO aNr�ef Sac `m 35. Te.nNJp tlt. Rmq ZJ, wnglt ` \ �,
r \I7I�
a0� \
5
Q. 23.
. R,
<amnty. N.ao 35.. Toxnan�p 1qa 3J, wrpxt f21. Fmq. 33, wtgxt Canty, wim..gtq.
1 / !
\ I 9
\ 2
I � O
I
xan m. a tx.
oT.- a
y \ umma..asa. r.a,wtpnt cgmty, �
o
� 9 1
� \ Z
o
1
ounor IF \
\ I
� y I
WfT �
�-- .xaon5,/zx�.1.J T.�xo
0
W. 200 300 0OJES 1/1 ixM . i+ ixa ria uaquar sEi
u m Br xEWSm,na x0. 2 J+� 53.
7Schoell Madson
mPlanning Engineering Surveying
GATE Y NORTH
-jET B
m
x
W
O oFPOTES i,2 PEx . Np PW PEE YONWEYT SET
u1p YNMED BY PEgSTR.MIM 10.
—MM —ESS
Schoell Madson
Planning Egineedng Surveying
OUTLOT F
GATF ' Y NORTH
jET C
,3
a
P
o? /
�J
Q 4 e ,
OUTLOT E
a \
I
m
x
91
I
,
�
I
�
I
I
I
� 1
9�° I
7yn
II
I
I
I
SFA
1
I
I
0 too 200 300
IN
O D
AND
OMA M B REtlST MN NO 24552. MEVT SEi
- - Access
Schoell Madson
Planning Engineering Surveying
o I
�-
7yn
I
I
I
SFA
1
I
I
,
Al ;
a°gin
m.
I
/
1
1
OUTLOT D
I
^
I
I
I
0 too 200 300
IN
O D
AND
OMA M B REtlST MN NO 24552. MEVT SEi
- - Access
Schoell Madson
Planning Engineering Surveying
MEMORANDUM
To: Honorable Mayor and City Council
cc: Mike Robertson, Administrator
Judy Hudson, Clerk
Dan Licht, NAC
Andy MacArthur, City Attorney
Grady Kinghorn, Kinghorn Company
Mark Jaster, P.E. Anderson Engineering
Tom Moorse, HTG Architects
From: Ronald J. Wagner, P.E.
Date: May 25, 2006
Re: Otsego I-94 West Industrial Park 4th Addition — Northdale Construction Lot
1, Block 2
We have reviewed the Construction plans, dated 5/02/06, for the above -referenced
project and would offer the following comments:
Site Layout
With the submittal of Otsego I-94 Industrial Park 4th Addition the City is
considering water and sewer be run from Kadler Avenue to connect the Industrial
Park to city utilities. Preliminary plans have an 8" PVC sanitary sewer main
flowing from west to east along the north R.O.W. of 71St Street and an 8" DIP
watermain along the R.O.W. south of 71St Street.
2. A Final Plat shall be submitted depicting all drainage and utility easements,
R.O.W., setbacks, and lot dimensions. Currently the placement of the front, side,
rear yard setbacks appear acceptable as well as the easements, buildings and
parking lot locations.
3. Adjacent zoning information shall be provided.
4. Very few parking spaces are proposed (12 stalls and 1 handicap stall). Refer to
Dan Licht's comments pertaining to parking spaces being provided.
nt?WnnrthdPdP.rvw1
to
Page 2 of 2
Grading, Drainage, and Erosion Control
1. Soil Borings locations shall be depicted on the grading plans. Borings in both of
the proposed septic mound locations are required. The test results shall be
submitted to the city for review. The septic mound locations and pavement
section shall be based on the Geotechnical Engineer's recommendation.
2. The storm water runoff for the gravel Outside Equipment Storage area shall be
routed to the front of the site. The flow to the west travels to a wetland on the
adjacent property. The flow to the east travels through a Swale across the adjacent
property. Both properties do not have and easements covering the cross drainage.
Routing the runoff to the front of the site will allow the ditch along 71" Street to
carry the flow to an existing pond to be treated.
3. The 18" storm sewer culvert shall be RCP.
4. The septic mound locations shall be marked off prior to the start of grading to
avoid any traffic over the proposed sites unless the city provides water and sewr
to the area.
5. Minimum grades across the gravel outside equipment storage area shall be 1.5%.
The grading near the rear central storage area shall be revised.
5. In "Notes" the 2005 Edition of MnDOT Standard Construction Specifications
shall be used.
6. The 20' side yard setback is mislabeled 25'.
CADocuments and Settings\TamiTocal Settings\Temporary Internet
Filp.,z nntent 1F5\RDf)TH0N1 i\nt?500nnrthrla1ervw1 rinr