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05-06-98 PCNORTHWEST ASSOCIATED CONSl3_LTANTS COMMUNITY PLANNING DESIGN - MARKET .R.F_$EARCH.Nw' PLANNING REPORT TO: Otsego Mayor and City Council Otsego Planning Commission FROM: Daniel Licht / David Licht DATE: 23 April 1998 RE: Otsego - Kolles A-1 District Lot Size CUP FILE NO.: 176.02 - 98.03 EXECUTIVE SUMMARY Background Joel and Jeaneen Kolles are requesting a Conditional Use Permit (CUP) to allow a residential lot size larger than two and on -half (2.5) acres within the A-1, Agricultural Rural Service Area District. The applicants' existing parcel, located along N.E. Mason Avenue between County Road 39 and N.E. 87th Street, is approximately 1.60 acres in size. The applicants are proposing to add a 1.00 acre parcel to the north and a 0.39 acre parcel to the south to their existing property, for a total area of approximately 2.99 acres. Again, the subject site is zoned A-1, Agriculture - Rural Service District. Residential parcels with lot sizes greater than 2.5 acres in size that are part of a one per quarter - quarter split may only be allowed with approval of a CUP. Attached for Reference Exhibit A: Site location Exhibit B: Detailed Site Location Exhibit C: Preliminary/Final Plat Exhibit D: Wright County Soil Survey 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416 PHONE 612-595-9636 FAX 612-595.9837 E-MAIL NAC@WINTERNET.COM Recommendation Section 20-51-5.F.2 of the Zoning Ordinance allows residential lot sizes within the A-1 District greater than 2.5 acres but less than 10 acres provided that: 1. Existing buildings occupying an area larger than the lot size minimum, or 2. The land involved in the subdivision is non -tillable and marginal for use in agricultural production. As neither of the preceding criteria are satisfied, our office cannot recommend approval of the applicants' request as presented. The addition of the 1.00 acre north parcel, which is considered suitable for agriculture production, to the applicants' existing property that results in a lot size greater than 2.5 acres is contrary to the intent of the Comprehensive Plan and the A-1 Rural Service District for the preservation of agricultural land. However, the addition of the 0.39 acre parcel to the applicants' existing proprerty is appropriate in that the land is considered marginal for agricultural use. The addition of the 0.39 acre parcel to the applicants' existing property may be approved at an administrative level by the Zoning Administrator. REQUEST ISSUES AND ANALYSIS Zoning. The subject site is within the A-1, Agricultural - Rural Service District. The purpose of this District is, in part, to preserve and maintain the use of land for commercial agricultural purposes and prevent scattered and non-farm growth. Subdivision. The applicants' existing parcel is 1.60 acres in size. The applicants are proposing to add a 1.00 acre parcel to the north and a 0.39 acre parcel to the south of their existing property, for a total site area of 2.99 acres. The proposed lot division qualifies as a minor subdivision under the provisions of Section 21-2-1.A of the Subdivision Ordinance and may be approved at an administrative level. Lot Size. Lot sizes within the A-1 District for residential parcels created by a quarter - quarter division must be between 1 acre and 2.5 acres. Section 20-51-5. F of the Zoning Ordinance allows residential lot sizes greater than 2.5 acres and less than 10 acres as a conditional use provided that the lot size expansion is the result of: 1. Existing Buildings occupying an area larger than the lot size minimum, or 2. The land involved in the subdivision is non -tillable and marginal for use in agricultural production. Planning Report - Kolles CUP Page 2 Condition #1 does not apply to this request. The existing dwellings on the applicants' 1.60 acre parcel are within all required setbacks. Therefore, approval of the requested CUP requires a determination that the land involved in the subdivision is non -tillable and marginal for use in agricultural production In consideration of the second criteria, the 0.39 acre parcel to the south of the applicant's property may be considered marginal for agricultural purposes due to the topography of the parcel and the existence of a creek. The Wright County Soil Survey (Exhibit D) identifies the soils adjacent to the creek as being within the Hubbard Sandy Loam series with slopes 6 to 12 percent and moderately eroded. The low moisture characteristics and erosion of this soil make agricultural use "severely limited". The 1.00 acre parcel to the north of the property is currently tilled for agricultural production. Further, the soils of the north 1.00 acre parcel are within the Hubbard Sandy Loam series with slopes of 0 to 2 percent. As outlined in the Wright County Soil Survey, these soils are considered "suited" for small grain crops or pasture. As this parcel is not considered marginal for agriculture use, criteria #2 above is not satisfied. Therefore, approval of a CUP for residential lot size between 2.5 acres and 10 acres within the A-1 District, as presented, is not warranted in that it would result in a loss of productive agricultural land, which is inconsistent with the Comprehensive Plan and the purpose of the A-1 Zoning District. CUP review criteria. In addition to the qualifications discussed above, Section 4.21 of the Zoning Ordinance outlines specific review criteria to be used in consideration of a request for a CUP. The Zoning Ordinance mandates that the Planning Commission and City Council must consider possible adverse effects of the proposed conditional use. The judgement of the Planning Commission and City Council is to be based upon, but not limited to the following factors: 1. The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. 2. The proposed use's compatibility with present and future land uses of the area. 3. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.) 4. The proposed use's effect upon the area in which it is proposed. 5. The proposed use's impact upon property values of the area in which it is proposed. Planning Report - Kolles CUP Page 3 6. Traffic generation by the proposed use in relation to capabilities of streets serving the property. 7. The proposed use's impact upon existing public services and facilities including parks, schools, streets, and utilities and its potential to overburden the City's service capacity. Lot Width. The applicants' existing parcel has a width of approximately 200 feet, which exceeds the A-1 District minimum of 150 feet. Of note is that the remaining 37.11 acre parcel from which the applicant's property has/is proposed to be subdivided from will have approximately 255 feet of frontage to the north of the subject property and approximately 630 feet of frontage to the south of the subject site along Mason Avenue. As such, the requested subdivision will not hinder access or potential future development of the remaining 37.11 acre parcel. Easements. As required by the City's Subdivision Ordinance, 10 foot wide utility and drainage easements must be provided along all lot lines. In addition, the City Engineer should provide comment as to the need to establish a drainage easement over the creek on the south 0.39 acre parcel. Park Dedication. As no new lots are being created by the proposed subdivision, the park dedication requirements of the Subdivision Ordinance do not apply to this application. CONCLUSION *The proposed 2.99 acre residential lot does not satisfy Zoning Ordinance criteria for a CUP to allow a residential lot greater than 2.5 acres witin the A-1 District as the 1.00 acre north parcel to be added to the applicant's existing property is considered to be and is actually tillable. The addition of productive agricultural land to the existing residential parcel that results In a lot size greater than 2.5 acres may be considered contrary to the intent of the Comprehensive Plan and the purpose of the A-1 District. A specific recommendation has been included within the executive summary of this repvi t. - PC. Elaine Beatty Andy MacArthur John Harwood Joel and Jeaneen Kolles Planning Report - Kolles CUP Page 4 '40IldOOI 311S -`d 1191HX3 11 ---------qol—foo-l------------------ ��---��\\ - ' I Nat, L— Of E 1/2. NW 1/4. S" 19. Tp 12f. Rnq 23— qp�. 1 \ 18 WIIIGNT 193. vu. � , 1 f j 1 1 1 I I 1 = I I I I , � 1 1 1 , , 1 I , I I , 1 t N89'42'27'W 334.00_ N. Lln4 Of S L30.42 FL Of N. 374 FL , 1 1 I I 1 Ala. S Lin. N. 243.58 Ft. I I 1 8 I 1 1 1 1 1 I 1 1 1 ry I I I , Parcel 2 I R / (NEW) R_ LOO AeX I I I I I I N w 5. Lin./OI N. 374 FL — \ I ' 9O N89 -42'27-W 334.00 \ z 301.00 / 33.00 L-1. /Of S 209 Ft. Of N. W Ft.PCLE I o .i - V' B"R" Parcel 1 (E)U5nN0) . 1.80 Ac7- i ' p.•jv:l r:l-�i..�aJ�a i� r3.i.i.� A5.4�Y'.il�S+r.�� " W O `OM1 I O 8 Q _ r g III , I ______ 1 1 _____________-334.00 _____________ �--------------- 334-00 h I . 1 I , L'v+. 01 N. 583 FL— \ I I I Q N89'42'27'W 334.00\� 103.00 33.00 /6 Parcel / (NEW)-�� 0.39 Ac7- S j N. OF CREEK E / S p S6A 5��0 c�3Ea�HE I 33 EXHIBIT C- PRELIMINARY/FINAL PLAT NORTHWEST ASSOCIATED CONSULTANTS INC COMMUNITY PLANNING - DESIGN - MAR K E T - R E.S.EAR-C.H. PLANNING REPORT TO: Otsego Mayor and City Council Otsego Planning Commission FROM: Daniel Licht / David Licht DATE: 23 April 1998 RE: Otsego - Apex Building Center: Site Plan Review/Rezoning/Easement Vacation FILE NO.: 178.02 - 98.01 EXECUTIVE SUMMARY Background R.J. Ryan Construction is requesting site plan review approval for a 71,136 square foot, potential four tenant office/warehouse building to be constructed on Lot 2, Block 1 of the Otsego Industrial Park. The subject site is zoned 1-2 General Industrial. In conjunction with this request, Long Haul Trucking is requesting a rezoning of Lot 1, Block 1 of the Otsego Industrial Park from INS, Institutional to 1-2, General Industrial District. The rezoning is necessary to allow an administrative lot split to detach a parcel from Lot 1 and attach it to Lot 2. Lot 1, Block 1 was rezoned to INS to allow a semi-public hockey facility. However, the development of the hockey facility occurred at another location. The proposed resubdivision requires that the City consider vacate exsting draingage easements on the subject site. Attached for Reference: Exhibit A: Site Location Exhibit B: Detailed Site Location Exhibit C: Site Plan Exhibit D: Landscape Plan Exhibit E: Floor Plan Exhibit F: Building Elevations Exhibit G: Grading and Drainage Plan 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 612-595.9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM Recommendation Decisions regarding the appropriate use of property within the City of Otsego as provided for through Zoning is a policy matter that is to be determined by City Officials. Therefore, our office makes no specific recommendation regarding the request to rezone Lot 1, Block 1 of the Otsego Industrial Park from INS to 1-2 District Zoning. The requested rezoning is consistent with the Comprehensive Plan and would be consistent with the anticipated land use to be developed on the site when the Otsego Industrial Park was platted. The requested rezoning is necessary to accommodate the subdivision of a portion of Lot 2, Block 1 to Lot 1 Block 1. Provided the Planning Commission and City Council approve the rezoning, consideration of the proposed site plan may occur. The submitted site and building plans have been found to be generally consistent with the provisions of the Zoning Ordinance. Staff therefore recommends approval of the requested drainage easement vacation and site plan subject to the conditions outlined under Option A below. A. Approval. If the Planning Commission and City Council find the application acceptable the following actions should take place. • Approval to vacate the platted drainage easement on the northern portion of Lot 2, Block 1, Otsego Industrial Park, subject to the following conditions: 1. All grading and drainage shall be subject to review and approval of the City Engineer. 2. The applicant submit a preliminary/final plat subject to review and approval of the Zoning Administrator • Approval of site/building plan review for Lot 2, block 1 of the Otsego Industrial Park subject to the following conditions: 1. The site be developed in substantial conformance with the following plans on file with the City of Otsego, except as modified herein: Site Plan - dated 4.14.98 Landscape Plan - dated 4.9.98 Floor Plan - dated 4.9.98 Building Elevations - dated 4.9.98 Grading & Erosion Control Plan - dated 4.3.98 AThCe 14 angled proof -of -parking stalls directly adjacent to the building should be removed and that the angled parking stalls along the west 2. property line be revised to a 90 degree angle. Planning Report - Apex Building Center Page 2 3. The construction of proof -of -parking stalls will be required at such time as the mezzanine is utilized for office or warehouse use or at the determination of the City that the stalls are necessary to satisfy parking needs on the site. 4. The site plan be revised to indicate the location of proof -of -parking stalls. 5. A total of six (6) disability accessible parking stalls be provided. 6. Concrete curb be provided around all parking/circulation areas. 7. Bituminous surfacing will not be required for parking circulation areas west of the front building line until 1 November 1999. The applicant will be required to post appropriate escrow for the installation of a bituminous surface west of the front building line as determined by the City Engineer. 8. All trash storage be maintained within the principal structure or an exterior enclosure of a material consistent with the principal structure must be provided. 9. Additional landscaping materials be added along the northern portion of the site to screen the loading areas from view of Jansen Avenue and Interstate 94. 10. The landscape plan is revised provide planting materials around the site perimeter including the west and south property lines and to indicate sodding/seeding of all non -impervious areas. 11. The proposed septic system is subject to review and approval of the City Building Official. 12. All grading, drainage, erosion control and utility plans shall be subject to review and approval of the City Engineer. 13. Comments of other City Staff. B. Denial. If the Planning Commission and City Council determine the requested subdivision and proposed site plan are inappropriate, the application should be denied. This action should be accompanied by findings outlining the reasons for denial. Planning Report - Apex Building Center Page 3 REQUEST ISSUES & ANALYSIS Comprehensive Plan. The Otsego Comprehensive Plan suggests industrial use of the subject site. The proposed use is therefore consistent with the Comprehensive Plan. Zoning. Lot 2, Block 1 of the Otsego Industrial Park is currently zoned 1-2, General Industrial District. Office/Warehouse uses such as that proposed by the applicant are a permitted use within the 1-2 District. However, the applicant is proposing to detach approximately 6,700 square feet from Lot 1, Block 1 and attach the parcel to the subject site by administrative subdivision. Lot 1, Block 1 is zoned INS, Institutional District. As such, that portion to be detached/attached is also zoned INS District. To accommodate the proposed subdivision, the parcel to be attached/detached must be rezoned to 1-2 District. Lot 1, Block 1 was rezoned from 1-2 District to INS District accommodate the development of a semi-public hockey facility. However, the hockey facility was never developed. As such, the applicant is requesting that all of Lot 1, Block 1 be rezoned back to 1-2 District. Section 20-3-2.F of the Zoning Ordinance directs that the Planning Commission and City Council consider the possible adverse effects of the proposed rezoning based upon (but not limited to) the following factors: 1. The proposed action's consistency with the specific policies and provisions of the Official City Comprehensive Plan. Comment: The Comprehensive Plan suggests industrial use of Lot 1, Block 1 of the Ostego Industrial Park. The requested rezoning is therefore consistent with the City's Comprehensive Plan. 2. The proposed use's compatibility with present and future land uses of the area. Comment. Industrial land uses are planned for the properties to the north and east of Lot 1, Block 1. Additionally, the Zoning Ordinance contains provisions that require industrial uses to be screened and buffered from existing or planned residential uses to the west and south. 3. The proposed use's conformity with all performance standards contained within the Zoning Ordinance. Comment: No development of Lot 1, Block 1 is proposed at this time. Lot 1, Block 1 does conform to applicable 1-2 District performance standards regarding lot size and width. Therefore, Lot 1, Block 1 is considered a buildable parcel upon which a proposed use may be developed within the performance standards of the Zoning Ordinance. Planning Report - Apex Building Center Page 4 4. The proposed use's effect upon the area in which it is proposed. Comment: Again, no specific use is proposed for Lot 1, Block 1 at this time. As the Comprehensive Plan suggests industrial development of Lot 1, Block 1, no negative impact to adjacent properties from an industrial use of the parcel is anticipated, provided said use conforms to applicable Zoning Ordinance standards. 5. The proposed use's impact upon property values of the area in which it is proposed. Comment: Although no detailed study has been completed, an industrial use of Lot 1, Block 1 is not anticipated to negatively impact surrounding property values. 6. Traffic generation of the proposed use in relation to capabilities of the streets serving the property. Comment: Jansen Avenue to which Lot 1, Block 1 has access, was designed and constructed to carry industrial use traffic. As such, Jansen Avenue has sufficient capacity for traffic generated by an industrial use of Lot 1, Block 1. 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. As Lot 1, Block 1 is anticipated to develop with an industrial use by the Comprehensive Plan, an industrial use of the parcel will not overburden the City's service capabilities. Subdivision. The following considerations related to the proposed re -subdivision of the subject parcel and Lot 1, Block 1. • Lot sizel.idth. The applicant is proposing to add approximately 6,700 square feet to the subject site from Lot 1, Block 1 by administrative subdivision. Based upon the requested subdivision, the following lots will result. As indicated in the table data, both resulting lots meet the minimum requirements of the 1-2 District. Planning Report - Apex Building Center Page 5 1-2 District Lot 2, Block 1 Lot 1, Block 1 Requirement (Subject Site) Lot Size 2 acres 4.89 acres 2.88 acres Lot Width 200 feet 380 feet 313.2 feet Planning Report - Apex Building Center Page 5 • Drainage and Utility Easements. Lot 2, Block 1 of the Otsego Industrial Park was platted with a drainage easement over the north portion of the property. The purpose of the easement was to provide stormwater ponding areas. The location of a portion of the proposed building and parking/circulation areas are within this easement. To accommodate the proposed site plan, the existing easement will need to be vacated by the City. The applicant has submitted plans illustrating proposed site grading and drainage. These plans are subject to review and approval of the City Engineer to ensure that adequate stormwater management is provided if the vacation of the easement were to be approved. There is an existing 10 foot utility easement overlaying the common property line (five feet on each side). To accommodate the requested subdivision, the City must vacate this easement. A new 10 foot easement (5 feet on each side) will be required over the new common property line, subject to review and approval of the City Engineer. • Preliminary/Final Plat. The applicant will be required to provide a preliminary/final plat for Lots 1 and 2, Block 1 of the Otsego Industrial Park illustrating the revised lot lines and new drainage and utility easement locations. The preliminary/final plat shall be subject to review and approval of the Zoning Administrator. Surrounding Land Uses. The subject parcel is surrounded by the following land uses: East: Undeveloped (zoned 1-2, guided Industrial) South: Undeveloped (zoned INS*, guided Industrial) `Rezoning to 1-2 has been requested in conjunction with this application West: Agriculture (zoned A-1, guided Industrial) North: Undeveloped/Industrial (zoned 1-2, guided Industrial) Provided all Zoning Ordinance performance standards are complied with, the proposed use of the subject site is anticipated to be compatible with existing or planned uses of surrounding pr( -,erties. - Uses. The proposed four tenant building is to be used as office/warehouse space. Any other use of the building or site must be limited to the permitted uses of the 1-2 District in consideration applicable Zoning Ordinance performance standards (i.e. parking, loading, signage etc.). Any other use of the subject site will be subject to review and approval of the City Council including, but not limited to, conditional uses of the 1-2 District. Site Plan Review. The proposed site plan is subject to review and recommendation of the Planning Commission and approval of the City Council as per Section 20-21 of the Zoning Ordinance. The following paragraphs relate to the site plan review: Planning Report - Apex Building Center Page 6 • Building Coverage. Section 20-68-8 of the Zoning Ordinance limits building coverage to 50 percent of the total area. Based upon the submitted site plan, the proposed building covers approximately 27.8 percent of the lot, within the limits of the Zoning Ordinance provision. • Setbacks. The following table illustrates required setbacks applicable to the subject site. As indicated by the table, all required setbacks are conformed to. Front Side Rear Parking (From R -O -W) (From Street Surface Required 35 feet 1 20 feet 25 feet 15 feet I Proposed I 55 feet I 130 feet I 60 feet I 35 feet Source: Section 20-68-7.0 Section 20-22-6.0 • Building Height. Section 20-68-9 of the Zoning Ordinance limits structures within the 1-2 District to a maximum height of 35 feet. The building elevations submitted by the appliance indicate that the roof of the building is 32 feet high. However, the parapet extends to a height of approximately 36 feet height on the front facade. Parapets are allowed by Section 20-17-3.B of the Zoning Ordinance to extend up to three feet higher than the limiting height of the building, which is 35 feet. Therefore the proposed building conforms will applicable Zoning Ordinance height restrictions. • Access. Section 20-22-4.H.11 of the Zoning Ordinance allows more than one curb cut per lot for each 125 feet of street frontage by City Council approval. As the subject site has approximately 763 feet of frontage to Jansen Avenue, the two proposed curb cuts are appropriate. The two curb cuts facilitate traffic movement in and through the site, including the drive through loading area within the building. • Parking. Section 20-22-9 of the Zoning Ordinance outlines parking requirements for office and warehouse uses. The following table illustrates the number of required parking stalls by use: Planning Report - Apex Building Center Page 7 Determining number of required parking stalls is problematic in that the number of employees and trucks has not been established. Not including these considerations, a total of 156 parking stalls would be required. However, The applicant is not proposing to construct the mezzanine section of the office initially. Therefore only 105 stalls are required based upon the initial phase of construction. The submitted site plan indicates a total of 133 stalls provided on site. To provide for ultimate build out of office space, the applicant has provided 63 proof -of -parking stalls along the west property line of the site for a net total of 171 total parking stalls (net total as some stalls would be removed) verses the 156 required. The width of the design aisle serving the angled two-way proof -of -parking stalls does not meet the minimum standards within Section 20-22-4.H of the Zoning Ordinance. As, such the 14 angled proof -of -parking stalls directly adjacent to the building should be removed and that the angled parking stalls along the west property line be revised to a 90 degree angle. The number of stalls provided with these modifications would be approximately 166. The surplus is positive to address the issues of employee or truck parking for which a requirement cannot be established. The construction of the proof -of -parking stalls will be required at such time as the mezzanine is utilized for office or warehouse use or at the determination by the Ci1v that the stalls are necessary to satisfy parking needs on the. site. The submitted site plan indicates a total of five disability accessible stalls have been designated. Based upon ADA standards and the anticipated 171 spaces at full development six parking disability accessible spaces should be provided. • Loading. The submitted plans indicate that there are six loading berths on the north side of the building and a drive through loading area within building. Section 20-23-7.A. of the Zoning Ordinance requires two loading berths for industrial uses greater than 10,000 square feet. Therefore, the proposed number of berths exceeds ordinance requirements. The design of the loading areas in terms of maneuvering space has been evaluated and found to be functional. Planning Report - Apex Building Center Page 8 Requirement Area R . Stalls Office Use Lower Floor 3 stalls + 1 stall/200 sq. ft. 10,080 51 Upper Floor 10,080 51 Total 3+51+51=105 Warehouse Use 1 stall/1000 sq. ft. + 1 stall per maximum employees and 1 stall for each company truck not stored inside. 50,400 51 Total 156 Source: Section 20-22-9.N 120-22-92 Determining number of required parking stalls is problematic in that the number of employees and trucks has not been established. Not including these considerations, a total of 156 parking stalls would be required. However, The applicant is not proposing to construct the mezzanine section of the office initially. Therefore only 105 stalls are required based upon the initial phase of construction. The submitted site plan indicates a total of 133 stalls provided on site. To provide for ultimate build out of office space, the applicant has provided 63 proof -of -parking stalls along the west property line of the site for a net total of 171 total parking stalls (net total as some stalls would be removed) verses the 156 required. The width of the design aisle serving the angled two-way proof -of -parking stalls does not meet the minimum standards within Section 20-22-4.H of the Zoning Ordinance. As, such the 14 angled proof -of -parking stalls directly adjacent to the building should be removed and that the angled parking stalls along the west property line be revised to a 90 degree angle. The number of stalls provided with these modifications would be approximately 166. The surplus is positive to address the issues of employee or truck parking for which a requirement cannot be established. The construction of the proof -of -parking stalls will be required at such time as the mezzanine is utilized for office or warehouse use or at the determination by the Ci1v that the stalls are necessary to satisfy parking needs on the. site. The submitted site plan indicates a total of five disability accessible stalls have been designated. Based upon ADA standards and the anticipated 171 spaces at full development six parking disability accessible spaces should be provided. • Loading. The submitted plans indicate that there are six loading berths on the north side of the building and a drive through loading area within building. Section 20-23-7.A. of the Zoning Ordinance requires two loading berths for industrial uses greater than 10,000 square feet. Therefore, the proposed number of berths exceeds ordinance requirements. The design of the loading areas in terms of maneuvering space has been evaluated and found to be functional. Planning Report - Apex Building Center Page 8 • Surfacing. Consistent with Section 20-22-4.H.12.c(1) of the Zoning Ordinance, the applicant will provide bituminous driveway/parking areas. However, due to the soils characteristics of the subject site, the applicant is requesting that they not be required to provide bituminous surfacing on areas with truck circulation until after one frost season to allow the grading to settle. The City Engineer has stated that this is appropriate. The applicant will be required to provide appropriate escrow for the installation of the bituminous surface, subject to review and approval of the City Engineer. Parking and circulation areas east of the front building line will be required to be bituminous surface and striped in accordance with Zoning Ordinance provisions. All parking/driveway areas will be required to be bituminous surfaced and striped no later than 1 November 1999. • Curbing. Section 20-22-4.H.15 of the Zoning Ordinance requires the installation of concrete curb and gutter around the perimeter of all parking driveway areas. This improvement will be required for the subject parcel. The surfacing exception discussed above does not apply to the installation of the required concrete curb. • Lighting. The submitted site plan indicates the location of wall pack lighting to be provided on the subject site, as well as the illumination field of said lighting. The illumination fields illustrated on the site plan are consistent with the provisions of Sections 20-22-4.G.14 and 20-16-10 of the Zoning Ordinance in that the lights are shielded and directed so as to not impact adjacent properties or the public right-of- way. • Trash Storage. The submitted site plan does not indicate the location of trash storage facilities. If exterior trash storage is to be used on the site, the applicant will be required to provide a trash enclosure structure of a material consistent with the principal structure, as per Section 20-16-15.13 of the Zoning Ordinance. Otherwise, trash storage must be maintained within the principal structure. • Signs. Two signs are proposed, one wall sign on the north facade of the building and one monument sign. As provided for in Section 20-37-5.C.4 of the Zoning Ordinan-e, Industrial uses are allowed up to two signs with a total area up to 15 percent of the building facade. The individual area of the wall sign and monument sign are also limited to 100 square feet. The proposed wall sign measures approximately 64 square feet and the proposed monument sign measures 48 square feet on one side. The height of the monument sign is shown on the submitted plans as 6 feet, whereas 20 feet is allowed. As such, the proposed signs are within Ordinance requirements. • Landscaping. The applicant has provided a landscaping plan that illustrates proposed landscaping in and around the subject site. Sugar maple trees are to be installed along the perimeter of the site adjacent to Jansen Avenue at approximately 50 feet on center. Black Hill spruce have been provided adjacent to the north Planning Report - Apex Building Center Page 9 access. Additional planting materials should be in the north portion of the site to provide sufficient screening of the loading areas from view of Jansen Avenue and Interstate 94. Additionally, no planting materials have been provided along the west or south property lines. The landscape plan should be revised to provide the additional landscaping on the north portion of the site, planting materials be added on the west and south property lines and that all non -impervious surface areas of the site will be seeded and/or sodded to prevent erosion. • Building Materials. The proposed building is to be constructed out of precast concrete panels. The color of these panels is not indicated on the submitted plans and should be specified. The proposed building materials are consistent with the requirements of Section 20-17-4 of the Zoning Ordinance regarding building type and construction. • Septic System. The applicant has indicated the location of a proposed septic system on the submitted site plan. The proposed septic system is subject to review and approval of the City Building Official. • Grading and Drainage Plans. As noted previously, the applicant has provided site grading, drainage and erosion control plans. Said Plans must be subject to review and approval of the City Engineer. CONCLUSION The request to rezone Lot 1, Block 1 of the Otsego Industrial Park from INS District to 1-2 District is a determination to be made by City Officials in consideration of current the Comprehensive Plan. In this regard, the proposed industrial zoning of the lot is appropriate given the planned industrial use of the property on the land use plan. Based upon a review of the submitted plans in consideration of established City Ordinances and policies, the proposed office/warehouse use is generally appropriate. The applicant must sciil receive approval by the Zoning Administrator of a preliminary/final plat of Lots 1 and 2, Block 1 of the Otsego Industrial Park such that the dimensions of the site plan correspond with the legally recorded lot. A specific recommendation for Planning Commission and City Council action regarding the applicant's requests is provided within the Executive Summary of this report. PC. 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J y i pKlJ�k�t1 .RI!dsiian___- H to W S) m X W CL 0 mEo /' b '- b ) g is I 128 A'AN i'1 -!t �A- •'A-1• A-', --- —b———---J-� �.—.—._.—._.—.—._._.—._._ ._.—._._ --------------------- 3 ._._._._._._._ _- ) ,OOXM N .99'CC9 - in\inn�•6iro�\uM •a\s6v�.e�o\ � •u. • S �3 YR A-3 b rj to w I w Lu I I X w ~ wg ¢ _ ¢ b Ba m Y d < N m Z W U c � m I L J :i-- /' b '- b ) g is I 128 A'AN i'1 -!t �A- •'A-1• A-', --- —b———---J-� �.—.—._.—._.—.—._._.—._._ ._.—._._ --------------------- 3 ._._._._._._._ _- ) ,OOXM N .99'CC9 - in\inn�•6iro�\uM •a\s6v�.e�o\ � •u. • •.•a.. c \w a.ngs\L•po\Iw�yl�o,.l\ol 0D .u�..�� tl o e 4 a : Proposed Building o ;m APEX BUSINESS CENTER z Otsego, Minnesota ss# en g� J 0 m x x CD m Ta Proposed Building t `' r � ig I€= A g 7 ; APEX BUSINESS CENTER I . Otsego, Minnesota m x s m T m C r . ILE NAYL -1 1 �A Proposed Building ' I E `��� ►;� '_ APEX BUSINESS CENTER r_ " �09 �; III. Otsego, Minnesotaif 625 � IgA tEN -C[JZ16C _ U " LOT 20 ; WAREHOUSE ' EEE 97.0 w 5s ...._._'' A i i RI I I 11 } ! isVED 11 " 96 ir- ` v I I �DSIE 966 -/ I T 81' ELECTRIC ES.T POND — I it II II LLI me Cauca NORTHAt fa lw— ' N9000'00•E NOh. Ex. $IIND Cd1T0URi AS 9.0+x1 TNK GLµ x OT TAKEN IN011 AS-BIMT PLANS CW MAY PHOTOS SONE ADp NCE PO (iUDMO MAY HAVE TAQH %ACE 9NCE IOPOEAAGNC 91M`.£1'. CCNT AA1gN5 PMMXt ro CMST coNslmlcTlDN.ND ELEV nn s. :Icy oAnn .Al • ,1.1 •awr ----- —d-- -------��TFf - °--_--__- -- 2 9ITUNINOU$ RO D (C,S A,H----------------------------N0,------------- 37) ------- PRELIMINARY PLAN ------------------------------- b STORAGE FAgLITY ROGER A. ANDERSON AND ASSOCATES mc. GRADING do EROSION K OTSEGO INDUSTRIAL PARK �� ""°" .::.�.`e"�=m• M. --- OTSEGO. MN CONTROL PLAN 1 OF 1 EXHIBIT G - GRADING & DRAINAGE PLAN �m :\ PMOIEtT SEPTC: ; ' ...._._'' A I� i RI -- �� LOT 1 96 ir- ` v I I 966 -/ I T 81' ELECTRIC ES.T L --- } I-- ---- ---- i i POND — I it II II LLI me Cauca NORTHAt fa lw— ' N9000'00•E NOh. Ex. $IIND Cd1T0URi AS 9.0+x1 TNK GLµ x OT TAKEN IN011 AS-BIMT PLANS CW MAY PHOTOS SONE ADp NCE PO (iUDMO MAY HAVE TAQH %ACE 9NCE IOPOEAAGNC 91M`.£1'. CCNT AA1gN5 PMMXt ro CMST coNslmlcTlDN.ND ELEV nn s. :Icy oAnn .Al • ,1.1 •awr ----- —d-- -------��TFf - °--_--__- -- 2 9ITUNINOU$ RO D (C,S A,H----------------------------N0,------------- 37) ------- PRELIMINARY PLAN ------------------------------- b STORAGE FAgLITY ROGER A. ANDERSON AND ASSOCATES mc. GRADING do EROSION K OTSEGO INDUSTRIAL PARK �� ""°" .::.�.`e"�=m• M. --- OTSEGO. MN CONTROL PLAN 1 OF 1 EXHIBIT G - GRADING & DRAINAGE PLAN —X-- APR.22.1998 11:07AM Hakanson Anderson Assoc., Inc. April 22, 1998 Elaine Beatty, Clerk City of Otsego 8899 Nashua Avenue N.E. Otsego, MN 55330 RE: Apex Business Center, Lot 2 Block 1, Otsego Industrial Park Dear Elaine, N0.718 P.2/5 3601 Thurston Avenue Anoka, Minnesota 55303 612/427-5860 Fax 612/4273* 0520 I have reviewed the submitted drawings. The only drawing with engineering related data is the Grading and Erosion Control flan by Roger Anderson with revision date 4/15/98. This shows that drainage control has been provided along the west property line. The on site grading is shown in sufficient detail so that it can work. Data was provided for culvert sizing. The data for the existing 24 inch culvert across Jansen shows a 5.0 ft depth of water at the inlet to convey the 10 year runoff. This is to elevation 865.9. The site plan shows maximum available water elevation on site near 864 at which point water runs off to the west. A conversation with Mark Jasper, the designer at Roger Anderson Associates, indicated that they will raise the berm along the west property line to elevation 866,5 which will provide sufficient on site water depth to convey the projected 10 year runoff under Jansen Avenue. The site grading is such that water at or near elevation 866 will have water ponding in the swale west of the building, in the ditch along the south property line and in the ditch along Jansen. Water will back up somewhat onto the front parking lot and will come very near to inundating the septic site. The extent of on site water ponding is from the 10 year event and will be higher for heavier rainfall. The overflow for water is across Jansen Avenue at elevation 866.1 near the north driveway entrance. Engineers Landscape Architects Surveyors APR.22.1998 11:07AM Page 2 Elaine Beatty, Clerk April 22, 1998 N0. 718 P.3/5 The recommendation for drainage is to provide a berm along the west property line to elevation 866.5, review the septic site to make sure that standing water in the 866/867 range does not impact on site system operation and recognize that there will be times that water will be standing to the 866 - 867 elevation in parking and driving areas. If that an site ponding or berming is not acceptable to the developer, a larger outflow pipe under Jansen Avenue is required. Sincerely, HAKANSON ANDERSON ASSOCIATES, INC. n- A. Harwood, PE elk C:\Share\W Pmu nl\AOTSEG O\2189\ot2189.ab2.do c jjrrncma* /00 X¢ -t& A/7" uP ""' Af r Pa DUtaa fl-irg , 7.CAW ff I ( Pb , Hakanson Anderson Assoc., Inc. -- —APR . 22. 1998._ 11:08A NO.718- —P . 4i5-- �♦ r SO /p !' 71 Lo I ♦ ♦ f \ , Cwp / 1 1 Q 280' 11 1 233' , . DDaa 47' (_. _ \ ,•��`� \� ' / S 1 O1 / 96`� ♦♦ \`\'i� \\ 1 N893V28'W I / am —Exp ♦�—'' \ \ 1 // N U 1 S t —EX.Oddis- 8 66� LOT 2 0 1 I ._ �1rv.aa. POND WAREHOUSE 11 ( FFE 971.0 1 /r I r l I \�• g 11I 50095 SF 966 1 /` r1 980------ 1 rcalr ut W K• aw IMJ r N89'lt'S9"E 1111up 11 APPROVED \\� I %VtlCJti 960.88 1 SEPTIC I �( 1 „ SI E; " I pd/,yiv A, jv W-4 r4 1, s /o yn_ R.[ /N rrvA A 9 s. q I OG DY! LWT �- m N 1L7r tams -- + L-LT.aee aoa.01W f PROTECT SEPTIC; I( I I 1 aurµa 1 ::t'----.-•988 — — 1 Draws .__888--- rr c aN T` n •-••-• DRAM to 01101 J, I ,"/ rd GU // O C G .r!/o w"r l e'_v J A 1 I 0 Pno re c7- S�,,OT/ C f'ir� -- -- - _ �i V I I i ------------------ TI it I — / 400.01 j APR. 22.1998-11:09A ROGER A. ANDERSON & ASSOCIATES, INC. C IVIL ENGINEERING CONSULTANTS 7415 Wayzata Boulevard, Sulte 107 • Minneapolis, Minnesota 55426 Tel: 612.546.7035 • Fax: 612.546.0885 • E -Mail: raa0goldengale,nel �VwERT iSou dr?vEw�. DQa,tA No, c A4R6A t 2.6 Am RvNoFF Cc&iFPtc'c fWr u Q. 8 Q CTS ,: (o. $)Ck) � 6) - 8; c4s g NO. 718—P. 5/5— PROJECT NO. / �6 SHEET OF PROJECT NAME �AA4 E FAC (4 (1'4 " �'i �07-se e �y�r BY / f I �]� a It K JASn& 11-OATE / SUBJECT ` V C' V�T S/ "t" N Q CHECKED BY 1013 0^e f CCA* o 41W ; 3.0 � TRY 15" © at 4S (c lase) P,4, t4 c SEA RuNOFF C6Cf4Fic c fNT = �• a Ass umc .7.,6* ca^icgi - Hw c q. 0, Q ; 2 0 cis (-too s riw it) T6zY 2v" CMP 28'c�s �k USE 2v c M P ?,OzY 21 n aw— : Z• 3 0 r..(IN k JR cP i ua,oER 1A -JiJ AV Lr , DfcA,NAcCi�XG 14 c (0.7.4,. Q,� a4 �Ot'CY+ic.i+�nr! a o. 0 TAIV + Ct r u ; A /t, (I c CtR a 3S��ci P,5suwK =416 i UJ 5.0 ` c 2.55' ac 35-45 cY&C7�k) ^ rc "VP' DATE Nw *1984 s 9 Hakanson Anderson Assoc., Inc. M E M O R A N D U M TO: Dan Licht / Elaine Beatty FROM: John Harwood, P.E. DATE: April 27, 1998 RE: APEX Building Center, Planning Memo Recommend Additions to Approval Condition: Regarding Approval to Vacate Platted Easement; 3601 Thurston Avenue Anoka, Minnesota 55303 612/427-5860 Fax 612/427* 0520 Condition 3 The applicant shall submit proof in the form of an easement description and a county recorder's document number that the replacement stormwater ponding east of Jansen has been fully dedicated. Condition 4 That the applicant submit an as -built survey of "Pond A" showing the actual contours and stormwater storage volume provided. The applicant shall show that the drainage plan for the subdivision is fully implemented as such plan was originally submitted with development and as such plan has been or will be modified by the easement vacation. I provided a memo dated April 22, 1998 expressing concern about the flood elevation of on site water. The need for a drainage control berm along the west property line to elevation 866.5 is in conflict with future parking. The 60 ft. setback will not provide sufficient space for both parking and the drainage control berm. I also expressed a concern for potential high water over the septic site. C:\SHAREMPMUNI\AOTSEG0\2189\OT2189.DL1 Engineers Landscape Architects Surveyors