05-06-98 PCCITY OF OTSEGO
PLANNING COMMISSION MEETING
MAY 6,1998-8PM
1 Chair Carl Swenson will call meeting to order:
Chair Carl Swenson called the Planning Commission Meeting to order at 8:00 PM.
ROLL CALL:
Present: Carl Swenson, Chair; Planning Commission members, Bruce Rask, Arleen
Nagel, Eugene Goenner, Christian Mbanefo, and Jim Kolles. Richard Nichols, had an
excused absence. Council Representative; Vern Heidner, Mayor, Larry Fournier; CM
Wendel, CM Berning, CM Ackerman. Staff: Dan Licht, Assistant City Planner; Elaine
Beatty, City Clerk/Zoning Administrator; Carol Olson, Secretary.
Chair Swenson welcomed Christian Mbanefo as the new Planning Commission Member.
Ing Roskaft has requested to be placed as Alternate, and Chair Swenson spoke of Ing's
dedication over the years.
2 Consideration of the Planning Commission Minutes of:
A. April 15, 1998 PC Meeting
EUGENE GOENNER MOTIONED TO APPROVE THE PLANNING COMMISSION MINUTES
OF APRIL 15, 1998, AS WRITTEN. JIM KOLLES SECONDED THE MOTION. ALL IN
FAVOR. MOTION CARRIED.
BRUCE RASK MOTIONED TO APPROVE THE PLANNING COMMISSION/CITY COUNCIL
WORKSHOP MINUTES OF APRIL 8, 1998, AS WRITTEN. ARLEEN NAGEL SECONDED
THE MOTION. ALL IN FAVOR. MOTION CARRIED.
Chair Swenson - Commissioner Jim Kolles stepped down due to a possible conflict.
Elaine Beatty, City Clerk, noted that all the proper publishing and posting has been done.
Dan Licht read the applicants request for a conditional use permit to allow a residential lot
size larger than two and one-half acres within the A-1, Agricultural Rural Service Area
District. The applicants are proposing to add a one acre parcel to the south to their
property, for a total of approximately 2.99 acres. The condition of the land is to be non -
tillable and marginal for use in agricultural production. (see attached)
The Wright County Soil Survey identifies the soils adjacent to the creek as sandy loam
with slopes 6 to 12 percent. Because the intent of the Comprehensive Plan and Zoning
Ordinances have not been met, NAC does not recommend approval of the applicants
request as presented.
Chair Swenson asked the applicant if he wished to comment.
PLANNING COMMISSION MEETING of May 6, 1998 cont'd Page 2
Joel Kolles The property was originally part of the Ken Davis farm. The
8925 Mason Ave NE survey was down the center of the creek. The property is not large
enough to get equipment turned around. We wish to buy the
property for a larger buffer zone around us. Later when more
development comes in that property will remain as is, planted in
trees etc. I hope you would consider approving this application.
Chair Swenson opened the Planning Commission Hearing to the public.
Jim Kolles Joel Kolles' brother - Regarding good farm land, doesn't feel this
12304 95th Street one acre would be of any affect.
Chair Swenson brought the discussion back to the Planning Commission.
CM Heidner - Asked if the parcel could be split off with no building rights.
Dan Licht - Answered that it could not be legally split. The issue is the accumulative part
of the land being over the allowed 2.5 acre lot size.
Chair Swenson went back to the public for comment.
Joel Kolles stated that the sole intent is to have a larger lot and not to sell the property.
Doug Kolles Asked if Ken Davis' daughter wanted to buy that land would it be
8700 Parrish allowed.
Chair Swenson answered that if the conditions where the same as now, it would not have
been allowed.
Chair Swenson closed the public hearing and brought the discussion back to the Planning
Commission.
PC Goenner recommended that further deed restrictions to the property be one of the
conditions of the CUP and the property should remain as open land until the time of
rezoning.
Joel Kolles stated that according to City Ordinance, a CUP would be required now. He
had no problem with adding that condition.
PC Rask asked what was used to determine productive farm land.
Dan Licht stated that the Wright County Soil Survey is used to make that determination.
EUGENE GOENNER MOTIONED TO APPROVE THE CONDITIONAL USE PERMIT TO
CHANGE THE LOT SIZE WITH THE CONDITION THAT THE SUBJECT ONE ACRE TO
THE NORTH BE MAINTAINED AS OPEN SPACE UNTIL DEEMED DEVELOPABLE.
ARLEEN NAGEL SECONDED THE MOTION. ALL IN FAVOR. MOTION CARRIED.
JIM KOLLES ABSTAINED.
This will be on the City Council Agenda of May 26, 1998 at 6:30 P.M.
PLANNING COMMISSION MEETING of May 6, 1998 cont'd Page 3
Chair Swenson read the applicants request.
Elaine Beatty, City Clerk noted that the proper publishing and posting has been done.
Dan Licht - There are three approvals necessary to accommodate the proposed
development. The first request is to rezone Lot 1, Block 1, Otsego Industrial Park from
INS to 1-2, secondly to vacate the Platted Drainage Easement, and third to review site and
building plans for an industrial site warehouse/office building. (see attached)
Prior to zoning INS the property was zoned I-1. The current Comprehensive Plan and the
Draft Comprehensive Plan suggests continued industrial development of that site.
Regarding the vacation of the Platted Drainage Easement, the City Engineer has reviewed
and submitted letters dated April 22, and April 27, 1998. (see attached)
There will be significant run off from the roof of the structure. A berm along the west
property line is recommended to direct the run off to a drainage pipe that goes under
Jansen Avenue. Currently the applicant is proposing to construct the first level of the
building. (future two story) The parking requirements have been satisfied, but at the time
of an addition of mezzanine or second floor, parking demands will increase. The applicant
has provided proof of parking, but it is being proposed in the same area as the proposed
berm. The request for review of the site and building plans are consistent with the Zoning
Ordinance. According to Section 20-22-9, for warehouse uses, requires one stall for one
thousand square feet, plus one stall per maximum employee per shift, plus one stall per
each company truck not stored inside the building. The applicant would like to install
bituminous after one frost season to allow proper settling. The condition has been added
requiring all parking/driveway areas be bituminous surfaced and striped by November 1,
1999. Additional landscaping has been recommended along the north side, planting on the
west and south property lines. The requested re -zoning is consistent with the site and
should be approved. NAC recommends approval of vacation of the Drainage Easement
subject to two conditions listed in NAC's report dated April 23, 1998, and subject to the
City Engineer's approval. NAC also recommended approval of the site and building plan
review subject to the 13 conditions, which Dan Licht read: (see attached)
Jack Grotkin I have two comments regarding the 13 conditions.
R. J. Ryan Construction Item 6, Concrete curbing be provided around all
Tar i g/circulation areas. We are proposing curb
around the front of the building parking area, because the
Engineer is concerned with the lack of storm sewers.
PLANNING COMMISSION MEETING of May 6, 1998 cont'd Page 4
We were not planning to put any curb on the northwest part
or the southwest part. We were going to run curb around
the front parking area. If needed around the entire site,
we'd be taking that water and funneling it and create too
much run off and erosion, instead of having it equally
dissipated. Item 10, I would agree to put addition
landscaping on the south property line, but along the west
property line is the back side of the building that backs up to
agricultural land. We have great intentions of finishing off
the second floor, and at that point we would increase the
parking. I would request that we do the parking as shown
by the civil engineer and that we put the landscaping on the
south side, but not on the west side.
Chair Swenson opened the Hearing to the public. No one wished to be heard. The
Hearing was brought back to the Planning Commission.
PC Rask questioned the additional landscaping.
Dan Licht - The intent is to provide screening of the loading docks per Zoning Ordinance.
Jack Grotkin stated that part of the request is to have an illuminated sign on the building.
We will put some rolling berms there.
CM Heidner asked how many parking stalls would be put in initiallyand was concerned
that it was excessive.
Dan Licht answered 133 stalls, the number is based on trip generation and occupancy
figures calculated by the Institute of Engineers.
Jack Grotkin stated that typically municipalities require 1 per 2,000 square feet for
warehouse parking, 1 per 1,000 square feet for manufacturing, and 1 per 200 square feet
for offices.
Dan Licht stated that the 1 per 1,000 would be meeting the requirement of the parking
demands.
PC Goenner questioned the need for the additional berm with the curb requirement.
Dan Licht - The City Engineer has determined that the berm is necessary due to
anticipated water rising above the proposed curb.
Jack Grotkin stated that the Engineer was concerned with collecting and guiding the run
off as not to run in agricultural property and cause erosion.
Dan Licht - The City Engineer has stated that the curb provision would not be adequate
without improvement to the pipe under Jansen Avenue. At this time the berm is sufficient
to move the water to the pipe and prevent it from flowing to the west.
Chair Swenson asked if by directing the water to the east, it would flood the septic
system.
Dan Licht - In a memorandum dated April 27, 1998, the City Engineer addresses the
potential high water over the septic site. This needs to be reviewed in coordination with
the City Building Official.
PLANNING COMMISSION MEETING of May 6, 1998 cont'd Page 5
EUGENE GOENNER MOTIONED TO REZONE LOT 1, BLOCK 1, OTSEGO INDUSTRIAL
PARK FROM INS (INSTITUTIONAL) TO 1-2 (GENERAL INDUSTRIAL). BRUCE RASK
SECONDED THE MOTION. ALL IN FAVOR. MOTION CARRIED.
Item 2:
Chair Swenson asked for public comment. There was none. Brought the discussion back
to the Planning Commission.
PC Goenner asked about enlarging the pipe under Jansen Avenue at this time as opposed
to the time of an addition to the structure.
Dan Licht - If it were done at this time it would eliminate the berm requirement.
BRUCE RASK MOTIONED TO APPROVE THE VACATION OF THE PLATTED DRAINAGE
EASEMENT THAT LIES ON THE NORTH END OF LOT 2, BLOCK 1, OTSEGO INDUSTRIAL
PARK, SUBJECT TO THE FOUR CONDITIONS OF NAC'S REPORT DATED APRIL 23,1998.
ARLEEN NAGEL SECONDED THE MOTION. ALL IN FAVOR. MOTION CARRIED
UNANIMOUSLY.
Dan Licht commented on the curb and gutter requirement. The Zoning Ordinance, Section
20-22-4.H.15, is specific that curb and gutter be provided around the entire perimeter of
the site, except as specifically approved by the City Engineer.
EUGENE GOENNER MOTIONED TO APPROVE THE SITE PLAN REVIEW FOR THE
OTSEGO INDUSTRIAL WAREHOUSE/OFFICE BUILDING SUBJECT TO THE CONDITIONS
IN NAC'S REPORT DATED APRIL 23, 1998 SUBJECT TO THE 13 CONDITIONS INCLUDING
COMMENT BY THE CITY ENGINEER. ARLEEN NAGEL SECONDED THE MOTION. ALL
IN FAVOR. MOTION CARRIED UNANIMOUSLY.
5. Any other PC Business:
Chair Swenson reminded everyone of the joint Planning Commission/City Council
Workshop Meeting of May 13, 1998.
CM Vern Heidner gave an update on the proposed wastewater treatment plant.
At the Monday night, May 4th, meeting the City Council approved the Plans and Specs
for the wastewater treatment Plant. Preliminary approval by the MPCA has been given.
There may be additional costs due to more restrictive phosphorus levels.
6. Adjourn by 10 PM:
BRUCE RASK MOTIONED TO ADJOURN. CHRISTIAN MBANEFO SECONDED THE
MOTION. ALL IN FAVOR. MOTION CARRIED.
L-Wnk 4 a:= —
i Kolles, Secretary
Recorded by: Carol Olson