05-21-01 PCNoIRTIAWItST ASSOCIATtO INC,
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
MEMORANDUM
TO Otsego Planning Commission
FROM: Daniel Licht
DATE: 17 May 2001
RE: Otsego - Commercial Stables
FILE NO:. 176.08 - 01.08
At their last meeting, the Planning Commission directed that our office contact a number
of communities with hobby farm or commercial stable uses to obtain performance
standards applicable to each. To date, we have not received a response from a number
of communities that we believe will have relevant information such as Medina, Orono and
Minnetrista. We will continue to seek this information and will provide what we have
obtained at the meeting Monday, May 21, 2001 for review and discussion.
To better frame the discussion, we thought it might be helpful to summarize the issue as
follows:
PROBLEM: Approval of a CUP for Hoofbeats & Heartbeats that included a 9,500 square
foot pole building may lead to requests for commercial stable CUPs as a
means of circumventing the residential accessory building limits.
ISSUES: What are the appropriate building size and construction limitations for
structures accessory to residential uses and what are the appropriate
performance standards required of commercial stables?
CRITERIA: The performance standards for both uses should balance need with
compatibility with surrounding uses taking into consideration lot size,
setbacks, uses planned by the Comprehensive Plan.
PC. Mike Robertson
Judy Hudson
Andy MacArthur
NOIR"" aST ASSOCIATso INC,
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Daniel Licht
REPORT DATE: 14 May 2001
RE:
NAC FILE.:
BACKGROUND
APPLICATION DATE: 23 April 2001
Otsego - Trudell Trailers; CUP/Site Plan Review
176.02 - 01.15 CITY FILE: 2001-17
Kinghorn Construction has submitted a site plan for development of a 21,600 square foot
industrial manufacturing building for Trudell Trailers to be located on Lot 1, Block 1 of the
Otsego 1-94 West Industrial Park. The use involves the service, sale and rental of semi
trailers.
The subject site is located within the long range urban service area and is guided for
industrial development by the Comprehensive Plan. The property is zoned 1-2, General
Industrial District. Manufacturing uses such as proposed are allowed as a permitted use
within this District.
The application is subject to site plan review, which is required of all industrial uses. The
proposed use also requires consideration of a conditional use permit to allow open and
outdoor storage, retail sale and service of these products within the 1-2 Distict.
Exhibits:
A.
Site Location
B.
Site Plan
C.
Landscape Plan
D.
Floor Plan
E.
Elevations
ANALYSIS
Zoning. The subject site is zoned 1-2, General Industrial District. The retail and 041tdoor
storage/display elements of the use requires consideration of a conditional use permit.
Section 20-4-2.F of the Zoning Ordinance outlines factors that the Planning Commission
and City Council are to consider in evaluating the proposed request:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment. The Comprehensive Plan encourages development of high quality
industrial development as a means of supporting the tax base. The proposed use
is consistent with this direction, taking advantage of exposure to 1-94.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: Lands to the east and south are planned for industrial uses. The
Mn/DOT MNRoad Facility is located to the west. Agricultural uses existing and are
planned to the north. Provided the applicable performance standards for the
outdoor storage and retail sales are complied with, the use will likely be compatible
in this area.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: The proposed use will be required to conform with all applicable
performance standards.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed use is the first development within the Otsego 1-94 West
Industrial Park. Provided all performance standards are complied with, this reprents
a positive start to industrial uses in this 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
anticipated to negatively impact area property values.
6. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
Page 2 of 7
Comment: The subject property is accessed by 71s' Street via Jalger Avenue.
These streets have adequate capacity to accommodate anticipated industrial traffic.
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.
Lot Requirements. The following lot standards apply within the 1-2 District:
As shown in the table above, the proposed building meets all required performance
standards of the 1-2 District. The site plan will need to be revised, however, such that the
proposed outdoor storage areas meet the principal building setbacks outlined above.
Specifically, the bituminous/gravel surface to be used for storage should be setback 65
feet from the Jalger Avenue right-of-way.
Access. The proposed site is to have two accesses onto 71' Street, which will be
constructed to City standards for an industrial service street. The southern access is
designated as exit only" and is 80 feet from the intersection with Jalger Avenue. The
north access is 100 feet from the south entrance. This access spacing should be
adequate, subject to further comment from the City Engineer. A future access to Jalger
Avenue is also shown on the site plan. This access is also subject to comment from the
City Engineer and MNDoT.
Building Design. The proposed building facade for is a smooth face concrete block with
horizontal rock face block accents. Section 20-17-4.A.3.b of the Zoning Ordinance allows
for use of the split face block, but not smooth face. Given the visibility of the site, we would
recommend that the entire building use the split face rock consistent with the Ordinance
requirements. Alternatively, precast or cast in place concrete panels may also be used.
The building includes a pre -finished metal mansard -style roof over the office and
showroom areas, which adds emphasis to this portion of the building and is consistent with
the Zoning Ordinance.
Page 3 of 7
Lot Area
Lot
Width
Setbacks
Bldg.
Coverage
Front Side Rear Parkin
Required
2 ac.
200 ft.
35 ft. 65 ft./20 ft. 25 ft. 15ft. / 5ft.
50.0°k
Proposed
19.3 ac.
530 ft.
155 ft. 150 ft/340 ft. 510 ft. 30 ft.
2.7%
As shown in the table above, the proposed building meets all required performance
standards of the 1-2 District. The site plan will need to be revised, however, such that the
proposed outdoor storage areas meet the principal building setbacks outlined above.
Specifically, the bituminous/gravel surface to be used for storage should be setback 65
feet from the Jalger Avenue right-of-way.
Access. The proposed site is to have two accesses onto 71' Street, which will be
constructed to City standards for an industrial service street. The southern access is
designated as exit only" and is 80 feet from the intersection with Jalger Avenue. The
north access is 100 feet from the south entrance. This access spacing should be
adequate, subject to further comment from the City Engineer. A future access to Jalger
Avenue is also shown on the site plan. This access is also subject to comment from the
City Engineer and MNDoT.
Building Design. The proposed building facade for is a smooth face concrete block with
horizontal rock face block accents. Section 20-17-4.A.3.b of the Zoning Ordinance allows
for use of the split face block, but not smooth face. Given the visibility of the site, we would
recommend that the entire building use the split face rock consistent with the Ordinance
requirements. Alternatively, precast or cast in place concrete panels may also be used.
The building includes a pre -finished metal mansard -style roof over the office and
showroom areas, which adds emphasis to this portion of the building and is consistent with
the Zoning Ordinance.
Page 3 of 7
Outdoor Storage. The applicant is proposing outdoor storage at the rear of the building.
Because the applicant intends to fully develop the site in three phases, they are proposing
gravel surface, whereas asphalt or concrete is required. The City may allow use of the
gravel surface as a temporary measure if it is to be for a short term. We would recommend
that a performance security be required such that if the planned expansions do not occur,
the City may require the surface to conform with the Zoning Ordinance standards.
Outdoor storage areas are also required to be screened from view of public rights-of-way
or surrounding properties. Given the retail aspect of the proposed use, complete
screening may not be desirable. The City has in the past (Pioneer Marine or Long Haul
Trucking) allowed some flexibility on this for retail oriented uses. The storage area is 12
feet lower than the street surface of Jalger Avenue, which will partially obscure view of the
storage area. Additional landscaping_ is proposed along_ the Jalger Avenue right-of-way,
which is considered adequate.
Retail Sales/Rental. Outdoor retail sales areas within the 1-2 District are limited to not
more that 50 percent of the gross floor area of the principal structure. Based upon the
22,560 square foot size of the first phase building, the outdoor area used to store trailers
for sale or rental is limited to 11,280 square feet. Ultimately, a maximum area of 30,880
square feet of outdoor storage of retail items may be allowed, based upon the planned
build out of the building. The site plan should be revised to designate specific areas for
retail/rental stock and those areas where service trailers will be allowed.
Landscaping. A landscaping plan has been submitted that provides a mix of permeter
plantings and foundation plantings adjacent to the principal building and future
expansions. Areas fronting Jalger Avenue and 71' Street at the southeast corner of the
property are to be sodded, with other disturbed areas seeded. The proposed landscaping
plan is consistent with the City's requirements for industrial uses.
Parking/Loading. The proposed site plan provides for 48 parking stalls. Section 20-21-
9.S of the Zoning Ordinance requires retail sales and service businesses with more than
50 percent of floor area devoted to storage or industry to provide the following parking:
1 stall / 200 sq. ft. of public sales or service, plus
1 stall / 500 sq. ft. of service/storage area, or
8 stalls and 1 stall for each employee on a maximum shift
Based upon the floor area calculations, a total of 60 off-street parking stalls would be
required. Given the oversize nature of the applicant's products, this is likely more than the
real number of stalls required. The City may allow the 48 stalls to be provided at this time
subject to information from the applicant on the number of employees per shift and
illustration of 12 additional parking stalls on the site plan as future proof -of -parking.
Page 4 of 7
The site plan illustrates concrete curb around all of the interior parking areas but does not
specify at the driveway's exterior perimeter. Concrete curb is required around the entire
perimeter and the site plan should be revised to provide at the edge of all bituminous
surfaces (not including the boundary between the bituminous and temporary gravel
surface).
The proposed building provides drive through overhead doors on each side of the building
and one loading dock on the south side of the building. The loading areas facing Jalger
Avenue must be allowed as part of the conditional use permit in that they are on the side
of a building on the street side of a corner lot. The main issue is that the loading berths
not effect visibility of traffic on the public street. As the loading areas are drive in service
bays and are setback 150 feet from the right-of-way, no negative impact is anticipated.
Lighting. The applicant provided a site plan that includes the illumination area of
proposed lighting. The site lighting consists only of wall pack fixtures, which illuminate
only the area immediately surrounding the building. The lighting does not affect the public
right-of-way or adjacent property and is therefore consistent with Ordinance standards.
Signage. The landscape plan indicates a proposed pylon sign at the southeast corner of
the property. This sign may a two faced sign with not more than 100 square feet of area
per side and may be erected to a height of 35 feet. The location of the pylon sign must be
revised to meet a 32.5 foot setback from Jalger Avenue and a 17.5 foot setback from 71 '
Street. No information has been provided on wall signage, which is limited to two signs
(corner lot) of not more than 100 square feet each. A sign permit must be obtained from
the Zoning Administrator prior to placing any signs on site.
Trash. The site plan and floor plans do not specify any provisions for handling trash and
other waste products. If these materials are not handled within the building, a screening
enclosure must be provided around any exterior containers as per Section 20-16-15.6.
Grading and Utilities. Plans for on-site grading and drainage have been submitted with
the application. These plans are subject to review and approval of the City Engineer. On-
site utilities for industrial uses are also subject to approval of the City Engineer.
Expansion. The site plan illustrates two future building phases. Expansion of the use
would require an amendment to the conditional use permit, if approved for this initial
phase. No approval of a future phase is implied with this review.
Final Plat. The amended final plat for the Otsego 1-94 West Industrial Park has not yet
been recorded with Wright County. Prior to any building permit being issued, the Zoning
Administrator must receive documentation that the plat has been recorded.
Page 5 of 7
CONCLUSION AND RECOMMENDATION
The proposed Trudell Trailers site plan is likely an appropriate industrial development for
the Otsego 1-94 West Industrial Park, provided applicable performance standards are
complied with for the various uses on site. As such, we would recommend approval of the
application as outlined below.
A Motion to approve a site plan and a CUP for sales, service and outdoor storage
'within an 1-2 District, subject to the following conditions:
Site access is subject to review and approval of the City Engineer.
2. Rock face block or cast concrete panels are used for the building exterior.
3. Temporary gravel surfacing of the outdoor storage area shall be allowed for
a period not to exceed two (2) years from the date of approval and shall
require a performance security for the cost of installing a bituminous surface
as determined by the City Engineer.
4. The site plan is revised to illustrate areas for storage of trailers for retail sale
or rental not to exceed 11,280 square feet. All storage areas must meet
applicable principal building setback requirements.
5. The site plan is revised to illustrate 12 proof -of -parking stalls, subject to a
development agreement as approved by the City Attorney.
6. Perimeter concrete curb is provided at the edge of all bituminous surfaces,
excluding the transition between the circulation area and temporary gravel
surfaces.
7. All signage shall conform to Section 37 of the Zoning Ordinance and must
have a permit issued by the Zoning Administrator prior to construction.
8. A screening enclosure must be provided around any exterior containers as
per Section 20-16-15.13 of the Zoning Ordinance.
9. All grading, drainage and utility plans are subject to review and approval of
the City Engineer.
10. Prior to any building permit being issued, the Zoning Administrator must
receive documentation that the final plat for the Otsego 1-94 West Industrial
Park has been recorded with Wright County.
Page 6 of 7
11. Comments of other City Staff.
B Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plart and Zoning Ordinance.
C Motion to table the request.
PC. Mike Robertson
Judy Hudson
Andy MacArthur
Larry Koshak
Ron Wagner
Ken Trudell
Grady Kinghom
Page 7 of 7
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