ITEM 3.1ITEM 3_y
TrC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone. 763.231 .5840
Facsimile: 763.427.0520
TPCgPlanningCo.corn
W _1► I► I► I I► [0."14097:31
TO: Otsego Mayor and City Council
FROM: D. Daniel Licht, AICP
DATE: 17 March 2016
ACTION DATE: 23 April 2016
RE: Otsego - 5861 Queens Avenue; Building expansion
TPC FILE: 101.02
BACKGROUND
Four H Properties LLC is proposing an addition to their existing building, occupied by Metro Home
Insulation, located at 5861 Queens Avenue. A previous expansion of the building was completed in
2005. The proposed expansion would add 5,000 square feet onto the northeast corner of the
existing 19,080 square foot building. The proposed building expansion is subject to application for
site and building plan review in accordance with Section 20-9-2.13 of the Zoning Ordinance. The
Planning Commission will consider the application, which does not require a public hearing, at their
meeting on 21 March 2016.
Exhibits:
A. Site Location
B. Site Plan
C. Elevations/Floor plan
D. Building Plan
ANALYSIS
Comprehensive Plan. The Comprehensive Plan guides the subject site for industrial land uses.
The current development of the site with an office/warehouse building occupied by a building
contractor is consistent with this land use designation. Furthermore, expansion of the proposed
building to retain the existing business is consistent with the economic development policies of the
Comprehensive Plan.
Zoning. The subject site is zoned 1-3, Special Industrial District. This zoning district is applied
specifically to the area of industrial development adjacent to TH 101 within former Frankfort
Township to accommodate the existing character of development in this area. The existing building
contractor's office/warehouse use of the subject site is a permitted use within the 1-3 District.
Surrounding Uses. The subject site is surrounded by the following existing and planned land uses
shown in the table below. Expansion of the principal building will not create any compatibility
issues with surrounding properties.
Direction
Land Use Plan
Zoning
Existing Use
North
Industrial
1-3 District
Multiple industrial buildings
East
LD Residential
R-3 District
Single family
South
Industrial
1-3 District
Canvas repair
West
--
--
TH 101
Lot Requirements. The following lot requirements of the 1-3 District apply to the subject site as
shown in the table below. The existing building and proposed expansion complies with applicable
setbacks and lot cover requirements. The applicant will need to identify that the subject site
complies with the maximum 85 percent impervious surface requirement of the 1-3 District.
Building. The proposed building expansion will be 5,000 square feet of warehouse space in a single
story with four overhead doors facing south. The exterior finish of the proposed expansion is to be
a metal panel, which is an allowed material for buildings within the 1-3 District specified in Section
20-17-4.E.2 of the Zoning Ordinance. The maximum height allowed in the 1-3 District is 35 feet,
which the proposed building is within at 20 feet to the peak of the slanted roof.
Landscaping. No landscape plan has been submitted. The perimeter of the property includes
existing mature vegetation and a fence to provide screening of the parking area. No additional
landscaping is required by Section 20-19-2 of the Zoning Ordinance as part of the proposed building
expansion.
2
Min.
Lot
Area
Min
Lot
Width
Max
Lot Cover
Setbacks
Bldgs.
Imp.
Queens
Ave.
TH
101
North
South
Required
1.0ac.
200ft.
30.0%
85%
30ft.
30ft.
10ft.
10ft.
Proposed
2.9ac.
315ft.
19.1%
--
112ft.
35ft.
10ft.
180ft.
Building. The proposed building expansion will be 5,000 square feet of warehouse space in a single
story with four overhead doors facing south. The exterior finish of the proposed expansion is to be
a metal panel, which is an allowed material for buildings within the 1-3 District specified in Section
20-17-4.E.2 of the Zoning Ordinance. The maximum height allowed in the 1-3 District is 35 feet,
which the proposed building is within at 20 feet to the peak of the slanted roof.
Landscaping. No landscape plan has been submitted. The perimeter of the property includes
existing mature vegetation and a fence to provide screening of the parking area. No additional
landscaping is required by Section 20-19-2 of the Zoning Ordinance as part of the proposed building
expansion.
2
Off -Street Parking. Parking stall requirements for the existing building and proposed expansion, as
regulated in Section 20-21-91, are as follows:
Use Requirement
Area Stalls
Office 3 spaces + 1 space per 200 sq. ft.
910sf. 8
Warehouse 1 stall per 1,000sf.
23,170 21
Total 29
The site plan from the previous expansion showed a total of 44 parking spaces including one
disability accessible space. The site plan for the proposed expansion does not illustrate the existing
parking stalls, but identifies five stalls to be added to the northeast corner of the parking area. Also,
two disability accessible parking stalls would be required based on ADA standards for the total
number of stalls provided and these must be located adjacent to the building entrance. A revised
site plan illustrating a total of 29 parking stalls, including two disability stalls, must be submitted and
the parking stalls must meet the dimensional requirements and be striped on the pavement as
required by Section 20-21-4.H of the Zoning Ordinance.
Exterior Lighting. The submitted plans do not indicate if any additional exterior lighting fixtures
are to be added to the site or building as part of the proposed expansion. Any light fixtures that are
added to the site or building as part of the proposed expansion must have a 90 degree horizontal
cut-off so as not to direct light or cause glare onto Queens Avenue or adjacent properties in
compliance with Section 20-16-6 of the Zoning Ordinance. All exterior lighting is to be subject to
review and approval of the Zoning Administrator.
Grading Plan. The proposed building expansion will require approximately seven feet of fill to the
north of the structure along the property line. The placement of this fill and grading of the site is
subject to review and approval of the City Engineer. The site plan also proposes the addition of
surmountable curb along the south edge of the parking area for improved stormwater
management. All grading, drainage, and erosion control issues are subject to review and approval
of the City Engineer.
Utility Plan. The subject site is served by on-site well and septic systems. The location of the well
is shown on the site plan west of the existing building. The location of the septic system is not
shown other than a sewer manhole to the south of the existing building. The septic system is
subject to review and approval of the Building Official in conjunction with the building permit
review for the proposed expansion.
Right -of -Way. Queens Avenue is designated as a major collector street by the Comprehensive
Plan. The roadway is currently within a 66 foot wide easement, whereas an 80 foot easement will
be needed for the future improvement of this section of Queens Avenue, consistent with the street
north of 60th Street. The applicant has agreed to convey an additional seven feet of right-of-way
easement to the City, which the City Engineer will draft and will be recorded with Wright County.
3
RECOMMENDATION
The proposed expansion of the principal building at 5861 Queens Avenue will comply with the
requirements of the Zoning Ordinance, and City staff recommends approval of the application as
outlined below.
POSSIBLE ACTIONS
A. Motion to recommend approval of site and building plans for expansion of the existing
principal building at 5861 Queens Avenue subject to the following conditions:
The maximum impervious surface within the subject site shall be 85 percent, subject
to review and approval of City staff.
2. A revised site plan shall be submitted illustrating a total of 29 parking stalls, including
two disability stalls, which comply with the dimensional requirements and be striped
on the pavement as required by Section 20-21-4.H of the Zoning Ordinance.
3. All exterior lighting is to be subject to review and approval of the Zoning
Administrator.
4. All grading, drainage and erosion control issues are subject to review and approval of
the City Engineer.
5. All utility issues are subject to review and approval of the Building Official.
6. The property owner shall convey to the City a roadway easement providing for 40
feet of right-of-way for the west half of Queens Avenue, subject to review and
approval of the City Engineer.
B. Motion to recommend the application be denied based on a finding that the request does
not comply with the requirements of the Zoning Ordinance.
C. Motion to table.
C. Lori Johnson, City Administrator
Tami Loff, City Clerk
Ron Wagner, City Engineer
Andy MacArthur, City Attorney
Kevin Henry, Four H Properties LLC
Neil Wiley, Kamera Enterprises, Inc.
2
5861 Queens Avenue
Exhibit Al
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