On the agenda: Otsego meeting — data center (Jul 20)

1. Agenda And Items
Documents:
07-20-26 PLANNING COMMISSION AGENDA.PDF
ITEM 2.1 DRAFT PLANNING MINUTES 06-15-26.PDF
ITEM 2.2 DRAFT PLANNING MINUTES 07-06-26.PDF
ITEM 3.1 HEMPEL IUP.PDF

PLANNING COMMISSION AGENDA
Monday, July 20, 2026
7:00 PM
Otsego Prairie Center

The Planning Commission advises the City Council in matters relating to land use and development of the City. The
Planning Commission participates in establishment of the Comprehensive Plan, Zoning Ordinance, Subdivision
Ordinance, and other development related policies and controls. The Planning Commission also reviews
development proposals, including conduct of public hearings when required by law, and makes recommendations
to the City Council.
Members of the public are invited to attend in person at the Otsego Prairie Center (8899 Nashua Avenue NE) or
may view the meeting on the internet via Zoom.com using the links or dial-in number below. Persons wishing to
provide comments or ask questions for public hearing items must be physically present at the Otsego Prairie
Center or submit written comments in advance of the Planning Commission meeting.
Join Zoom Meeting: Join Zoom (link)

Meeting ID: 819 5180 3685

Passcode: 694243

Dial in 1-312-626-6799

Call to Order
Roll Call
1. Announcements:
2. Consider the following Minutes:
2.1 Planning Commission meeting June 15, 2026
2.2 Special Planning Commission meeting July 6, 2026
3. Public Hearing Items:
3.1 Interim Use Permit- Hempel
4. Updates:
4.1 Updates on City Council actions
4.2 Updates on future Planning Commission Items
NOTES:
Public Hearings: The City of Otsego expects respectful participation. Speakers are to be courteous in their language and deportment, and to
confine their remarks to those facts that are germane and relevant to the question or matter under discussion. Please remember that this is a
public business meeting, available for viewing on the internet by members of the public, including children. Consistent with FCC rules, obscenity,
and profane or indecent language will not be tolerated by the Chair. Anyone wishing to address the Commission should raise their hand. Please
make your comments from the podium and identify yourself by your first and last name and your address for the record. Please limit your
comments to three minutes.
Information: The Planning Commission has been provided background information for agenda items in advance by City staff. Decisions are based
on this information, as well as the Comprehensive Plan, City Code, City policy and practices, input from the public and a Commissioner's personal
judgment.
City Council: There may be a quorum of the City Council in attendance at this meeting only for the purpose of observation and to receive
information.
Mobile Devices: Please silence all cell phones and mobile devices.

CITY OF OTSEGO
PUBLIC HEARING PROCEDURE
_______________________________________________________
To increase public understanding of the procedure being followed in
public hearings, the following specific steps will be used in every
hearing:
1.

The Chair is to announce the application.

2.

City staff will present the Planning Report.

3.

The applicant is given opportunity to describe their request and make
additional statements.

4.

The Chair will open the public hearing and invite comments and
questions.
▪
▪

Comments and questions are to be directed to the Chair.
Please limit individual comments or questions to 3 minutes or less.

5.

The Chair will ask for any additional public comments, and hearing
none, will close the public hearing.

6.

The applicant and/or City staff may respond to questions or comments
from the public hearing.

7.

The Planning Commission will discuss the application and ask
questions of the applicant or City staff.

8.

The Chair will call for a motion for a recommendation to the City
Council.

The City Council and Planning Commission want to assure that citizen comments
regarding applications before the City are received at the proper time and place to be
most effective. In order for some comments to be legally considered by the City Council
and Planning Commission, they must be presented at a properly noticed public hearing.
In conducting the public hearing and establishing a legal record of proceedings for the
hearing, after the Planning Commission Chair has closed the public hearing people
wishing to provide additional comments may be advised by the Planning Commission
Chair and/or City staff that comments are no longer able to be heard.

Item 2.1
OTSEGO PLANNING COMMISSION MEETING
OTSEGO PRAIRIE CENTER
June 15, 2026
7:00 PM

Call to Order:
Chair Alan Offerman called the meeting to order at 7:00 p.m.

Roll Call: Chair Alan Offerman, Vice Chair Aaron Stritesky, Commissioners, Charles Foster, Tracy
Kincanon, Laurie Jones, and Vern Heidner.
Also Present: Councilmember Dunlap and Mayor Stockamp
Staff: City Planner Daniel Licht and Deputy Clerk Katie Kalland
1.
Announcements
City Planner Licht noted an error on the agenda for Item 3.2, stating that it should be corrected
to read "Water Treatment Plant."
2.

Consider the Following Minutes
2.1
May 18, 2026, Planning Commission Meeting
Commissioner Stritesky motioned to approve the May 18, 2026 minutes as written. Seconded
by Commissioner Foster. All in favor. Motion carried 6-0.
3.

Public Hearing Items
3.1 Zachman Meadows 2nd Addition

City Planner Licht gave the planning report.
Zeke Peters, Landform Professional Services, was present to represent the applicant and agreed
with the planning report.
Chair Offerman opened the public hearing at 7:07 p.m.
Barb Douglas, 10211 74th Street NE, inquired about the anticipated cost of the homes. She also
expressed concern regarding the lack of maintenance of the lawn on Outlot A.
Chair Offerman closed the public hearing at 7:11 p.m.
City Planner Licht stated that the builder or the cost of the homes is unknown to the City at this
time.
Commissioner Foster asked about the size of the proposed homes. City Planner Licht stated
these will be comparable in size to the interior homes of Zachman’s Meadows development.

MINUTES OF OTSEGO PLANNING COMMISSION
June 15, 2026
Page 2 of 3

Commissioner Offerman would like to see additional landscaping for screening purposes
between the homes and future industrial area to the north.
Commissioner Heidner motioned to recommend approval of a Zoning Map amendment
rezoning the subject property to PUD District and approval of a PUD Development Stage Plan
and preliminary plat of Zachman Meadows 2nd Addition, subject to the 16 conditions listed
on the June 10 planning report and;
17.

The landscape plan shall be revised to include buffer yard landscaping of rear
yards of Block 1, subject to approval of the zoning administrator.

Seconded by Commissioner Stritesky. All in favor. Motion carried 6-0.
3.2

City of Otsego-South Center Wastewater Facility

City Planner Licht gave the planning report.
Chair Offerman opened the public hearing at 7:25 p.m.
No one from the public spoke.
Chair Offerman closed the public hearing at 7:25 p.m.
Commissioner Stritesky motioned to recommend approval of a Zoning Map amendment and
Conditional Use Permit for the South Central – Water Treatment Plant, subject to the 5
conditions listed on the June 10 planning report. Seconded by Commissioner Kincanon. All in
favor. Motion carried 6-0.
4.

Planning Items
4.1 R + L Carriers Expansion Site and Building Plan Review

City Planner Licht gave the planning report.
Stan Richards, R+L Carriers, was present as the applicant and agreed with the planning report.
Mr. Richards stated that the installation of the truck wash is necessary to meet Department of
Transportation (DOT) compliance requirements.
Commissioner Stritesky asked whether a holding tank would be required to capture grease and
other pollutants washed from the trucks. City Planner Licht answered yes as there are certain
requirements in city code for connecting truck washes to the city systems that include grease
separators.

MINUTES OF OTSEGO PLANNING COMMISSION
June 15, 2026
Page 3 of 3

Commissioner Jones asked if the truck and the trailers will be using the wash. Mr. Richards
stated both would be using the wash to comply with Department of Transportation (DOT)
compliance requirements.
Commissioner Foster inquired about the anticipated operating period and hours of the truck
wash. Mr. Richards stated that the truck wash would not be used during periods of extreme
cold and that most of the use would be between 8 a.m. to 10 a.m. and 4:30 p.m. to 8:00 p.m.
Commissioner Stritesky motioned to recommend approval of the site and building plans for
construction of an accessory truck wash building upon Lot 1, Block 1, RLC Addition, subject to
the 7 conditions listed on the June 11 planning report. Seconded by Commissioner Jones. All
in in favor. Motion carried 6-0.
4.

Updates
4.1
Updates on City Council actions
Councilmember Dunlap updated the Planning Commission on recent City Council actions.
4.2
Updates on future Planning Commission Items
City Planner Licht updated the Planning Commission on upcoming planning items.
5.
Adjourn
Commissioner Stritesky motioned to adjourn. Seconded by Commissioner Kincanon. All in
favor. Motion carried 6-0.
Adjourned at 7:41 p.m.
Respectfully submitted by Katie Kalland, Deputy Clerk

Item 2.2
OTSEGO SPECIAL PLANNING COMMISSION MEETING
OTSEGO FIRE STATION
JULY 6, 2026
6:00 PM
Call to Order:
Interim Fire Chief Mike Scott gave a brief overview of the stations’ details and lead the tour of
the fire station starting at 6:00 p.m.
Chair Offerman called the meeting to order at 6:52 p.m.
Roll Call: Chair Alan Offerman, Vice Chair Aaron Stritesky, Commissioners, Charles Foster, Tracy
Kincanon, Laurie Jones, Jill Metzger, and Vern Heidner.
Also Present: Councilmember Dunlap and Mayor Stockamp
Staff: City Planner Daniel Licht, Deputy Clerk Katie Kalland, and Interim Fire Chief Mike Scott
1.

Planning Items
1.1 Zoning Ordinance Amendments:
City Planner Licht presented the planning report. The Commission discussed various aspects of
data centers, including compatibility issues related to noise and light, potential size ranges,
appropriate locations within the city, potential City utility impacts, and considerations related
to potential performance standards. Discussion also addressed development proposals in other
cities and how those cities are responding. The consensus of the Commission members is that
the City need to further study data centers and develop appropriate regulations before an
application is received. City Planner Licht reviewed the process for adopting a moratorium to
allow for study of data centers and development of possible Zoning Ordinance amendments.
Commissioner Heidner made a motion to recommend approval to the City Council for a
moratorium to allow further study of data centers for one year. Commissioner Jones
seconded. All in favor. Motion carried 7-0.
2.

Updates
2.1
Updates on City Council actions
Councilmember Dunlap updated the Planning Commission on recent City Council actions.
2.2
Updates on future Planning Commission Items
City Planner Licht updated the Planning Commission on upcoming planning items.

MINUTES OF OTSEGO PLANNING COMMISSION
July 6, 2026
Page 2 of 2

3.
Adjourn
Commissioner Stritesky motioned to adjourn. Seconded by Commissioner Metzger. All in
favor. Motion carried 7-0.
Adjourned at 7:43 p.m.
Respectfully submitted by Katie Kalland, Deputy Clerk

Item 3.1
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
[email protected]

PLANNING REPORT
TO:

Otsego Planning Commission

FROM:

D. Daniel Licht

REPORT DATE:

14 July 2026

60-DAY DATE:

14 August 2026

RE:

Otsego – PID 118-238-002010; Outdoor Storage Interim Use Permit

TPC FILE:

101.02

BACKGROUND
Hippo Group LLC owns the property located at 9760 71st Street. The City Council at its meeting on 12
June 2026 approved a Conditional Use Permit for Northdale Construction, a underground utility
contractor, to allow outdoor storage upon the subject property. Northdale Construction has vacated the
subject property, and Hempel Properties is proposing to acquire the property with United Rentals, Inc.
as the new tenant. United Rentals also requires outdoor storage for its business operations. Although
approved Conditional Use Permits generally run with the property, amendment of an approved
Conditional Use Permit due to a change in circumstances requires a new application processed in
accordance with Section 11-4-4 of the Zoning Ordinance. Outdoor storage upon the subject property is
now allowed as an interim use. Therefore, because of the change the change in occupancy related to the
the outdoor storage, approval of an Interim Use Permit has been applied for to allow United Rentals’
proposed use. A public hearing to consider the application has been noticed for the Planning
Commission meeting on 20 June 2026.
Exhibits:
§ Site Location Map
§ Application Narrative
§ Site Plan
§ Landscape Plan

1

ANALYSIS
Comprehensive Plan. The subject site is guided by the 2023 Comprehensive Plan for industrial uses.
Zoning. The subject site is zoned I-2, General Industrial District.
Existing Conditions. The subject property is Lot 1, Block 2, Otsego I-94 West Industrial Park 4th Addition.
The property is 5.0 acres in area. A 2,683 square foot, single-story office building and a 6,400 square foot
warehouse/shop building were constructed for Northdale Construction in 2007. The approved
Conditional Use Permit allows outdoor storage of utility construction equipment upon a Class-5 surface.
Proposed Use. United Rentals proposes occupancy of the subject property to provide for rental of
specialized infrastructure excavation construction equipment.
The proposed use involves office, warehousing and distribution, wholesale businesses, maintenance and
repair of rental equipment, and outdoor storage. The proposed uses are all permitted uses, except
outdoor storage, which is allowed as an interim use within the I-2 District.
No changes to the site plan or existing buildings are proposed as part of the change in occupancy.
Surrounding Uses. The subject property abuts existing industrial uses to the north, east, and west, with
additional existing and planned industrial uses south of 71st Street. The proposed change in use of the
property in terms of outdoor storage presents no compatibility issues with surrounding properties.
Direction
North
East

Land Use Plan
Industrial
Industrial

Zoning Map
I-2 District
I-2 District

South
West

Industrial
Industrial

I-2 District
I-2 District

Existing Use
Bury Companies
Wright County
Highway
AGC Condos
Bret Admixtures

Lot Requirements. Lots within the I-2 District are required to be a minimum of 2.0 acres in area and a
minimum of 200 feet in width. The subject property is 5.0 acres in area. The width of the lot measured
at the front setback line from 71st Street is 381 feet. The existing lot complies with the minimum lot
requirements of the I-2 District.
Setbacks. Section 11-86-7.C of the Zoning Ordinance establishes minimum setback requirements for the
I-2 District:
§
§
§

Front: 30 feet
Side: 20 feet
Rear: 25 feet

The buildings upon the property all comply with the applicable setback requirements. The outdoor
storage area also complies with the required setbacks from the side and rear lot lines.

2

Building Coverage. Section 11-86-8 of the Zoning Ordinance limits building coverage for lots within the I2 District to 50 percent of the lot area. The two buildings on the subject property have a combined
footprint of 9,083 square feet. Based on the area of the lot being 5.0 acres, the building coverage is 4.2
percent of the lot area. The building coverage is within the limit established by the Zoning Ordinance.
Outdoor Storage. The existing outdoor storage area is surfaced with Class-5 gravel material
accommodating the prior use for storing utility construction related equipment and materials. The
excavation equipment to be kept within the outdoor storage area for Untied Rentals also has potential
to damage a concrete or asphalt surface, making continuation of the existing surface appropriate with
the requested Interim Use Permit. City staff recommends that the City Engineer inspect the existing
outdoor storage area surface to ensure that it has been sufficiently maintained to adequately control
dust and prevent erosion.
Landscaping. The Site and Building Plan approval included a two-foot high berm along the north and
east perimeter of the outdoor storage area and planting of 39 evergreen trees. There are existing
mature evergreen trees along the east and west property lines of the subject property that provide
screening of the outdoor storage area from view of 71st Street. It does not appear, however, that most
of the landscaping required with the initial Site and Building Plan Review and Conditional Use Permit
survived. City staff recommends that trees missing from the approved landscape plan be replaced, but
no additional landscaping is recommended to be required as a condition of approval for the Interim Use
Permit.
Exterior Lighting. No plans indicating proposed changes to exterior lighting upon the subject property
have been presented. Installation of any new exterior lighting or replacement of existing fixtures is
subject to compliance with Section 11-16-6 of the Zoning Ordinance. Installation or replacement of any
exterior lighting upon the subject property is subject to review and approval of the Zoning
Administrator.
Waste Storage. Section 11-18-4 of the Zoning Ordinance requires waste and recycling containers to be
stored within a building or screened from view of public streets and adjacent properties. There are two
waste containers on the drive aisle east of the office building that are not screened as required. The
proposed tenant will be required to store all waste and recycling containers within a building or
construct an enclosure meeting the requirements of Section 11-18-4.C of the Zoning Ordinance.
Screening for outdoor storage of waste and recycling containers is subject to review and approval of the
Zoning Administrator.
Fence. The applicant is proposing to install a six-foot chain link fence at the perimeter of the outdoor
storage area with the change in occupancy. Section 11-19-4.H of the Zoning Ordinance allows fences on
industrial properties to be up to eight feet in height. Security arms with barbed wire are also allowed at
the top of the fence a minimum of seven feet above grade. City staff recommends that the south line of
the fence between the side lot lines and buildings be solid to provide screening of the outdoor storage
area from view of 71st Street. A fence permit is required prior to construction of a fence upon the
property, subject to review and approval of the Zoning Administrator.
Signs. No plans for changes in signs upon the subject property have been submitted. All freestanding
and wall signs are subject to compliance with Chapter 37 of the Zoning Ordinance. A sign permit
approved by the Zoning Administrator is required prior to placement of any signs.
3

Access. The subject property is accessed from 71st Street via two driveways. No changes to the existing
accesses to the subject property are proposed.
Off-Street Parking. The Site and Building Plan review identified a need for 25 off-street parking spaces
for the existing use of the property based on office, shop, and warehouse uses. The same requirements
of Section 11-21-8 of the Zoning Ordinance apply to the proposed use for calculating the number of offstreet parking spaces. The site was developed with initial construction and striping of 12 off-street
parking spaces based on the off-site nature of the business operation. There is area within the
developed portion of the subject property to accommodate additional off-street parking spaces. It is
recommended that an additional 13 parking spaces be striped onto the existing pavement to comply
with the Zoning Ordinance in consideration that more activity is likely to occur on-site for the new
tenant.
Grading. A grading and stormwater management plan was approved for the subject property at the
time of the initial site and building plan review. Other than verification that the existing Class-5 surface
has been adequately maintained, the change in occupancy does not cause any erosion control or
drainage issues. Any drainage or erosion control issues are to be subject review and approval by the City
Engineer.
Utilities. City sewer and water utilities are available and connected to the property. The proposed
change in occupancy does not affect utilities serving the subject property.
Criteria. Consideration of the interim use by the Planning Commission is to be based upon, but not
limited to, the criteria established by Section 11-5-2.F of the Zoning Ordinance:
1.

The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: The subject property is guided for industrial uses. The proposed rental outdoor
storage use is an allowed use of the subject property that is characteristic of and incidental to
industrial areas. The proposed use is consistent with the policies of the 2023 Comprehensive
Plan.

2.

The proposed use's compatibility with present and future land uses of the area.
Comment: The subject property is surrounded by existing industrial uses similar in character to
the existing and proposed use of the property. The proposed outdoor storage will be compatible
with existing and planned uses in the area.

3.

The proposed use's conformity with all performance standards contained within the Zoning
Ordinance and other provisions of the City Code.
Comment: The proposed use will comply with all requirements of the Zoning Ordinance.

4

4.

Traffic generation of the proposed use in relation to capabilities of streets serving the property.
Comment: The subject site is accessed via 71st Street from 70th Street, which is a future Minor
Arterial roadway designated by the Transportation Plan. The existing streets serving the subject
property have adequate capacity to accommodate traffic generated by the proposed use.

5.

The proposed use can be accommodated by existing public services and facilities and will not
overburden the City's service capacity.
Comment: The proposed use involving a change in occupancy of an existing developed industrial
lot will not affect City services.

RECOMMENDATION
City staff recommends approval of the requested Interim Use Permit to allow outdoor storage subject to
the conditions outlined below.

POSSIBLE MOTION
Motion to recommend City Council approval of an interim use permit allowing outdoor storage for 9760
71st Street (118-238-002010), subject to the following conditions:
1.

The subject site shall be developed in accordance with the plans and information on file with the
City subject to stipulations of approval as outlined herein in accordance with Section 11-9-4 of
the Zoning Ordinance.

2.

Outdoor storage areas shall be surfaced with Class-5 material sufficient to adequately control
dust and prevent erosion, subject to inspection and approval by the City Engineer.

3.

Trees that are not in place, or that are dead, diseased, or not in good condition illustrated on the
landscape plan approved with the 2006 Site and Building Plan review shall be replaced, subject
to review and approval by the Zoning Administrator.

4.

Installation of any new exterior lighting or replacement of existing fixtures shall comply with
Section 11-16-6 of the Zoning Ordinance, subject to review and approval by the Zoning
Administrator.

5.

Exterior storage of waste and recycling containers shall comply with Section 11-18-4.C of the
Zoning Ordinance, subject to review and approval by the Zoning Administrator.

6.

Construction of a fence at the perimeter of the outdoor storage area shall comply with Section
11-19-4.H of the Zoning Ordinance, with issuance of a fence permit, subject to review and
approval of the Zoning Administrator; the south line of the fence shall be solid to screen the
outdoor storage area from view of 71st Street.

7.

All freestanding and wall signs shall comply with Chapter 37 of the Zoning Ordinance and
require issuance of a sign permit, subject to review and approval by the Zoning Administrator.
5

8.

There shall be a minimum of 25 off-street parking spaces striped onto the existing pavement
with dimensions required by Section 11-21-7 of the Zoning Ordinance, subject to review and
approval by the Zoning Administrator.

9.

All grading, drainage, and erosion control issues shall be subject to review and approval by the
City Engineer.

c.

Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney

6

Property Location Map
9760 71st Street
Overview

Legend
Highways
Interstate
State Highway
US Highway
Roads
City/Township Limits
c
t
Parcels
Torrens

525 ft

Nature of Request:
Hempel Holdings LLC requests approval of an Interim Use Permit (IUP), or in the alternative
an amendment to the existing Conditional Use Permit approved by the Otsego City Council
on June 12, 2006 (the "2006 CUP"), for open and outdoor storage as an accessory use to a
principal warehousing, distribution, and office use, pursuant to Section 11-86-3(D) of the
Otsego Zoning Code (I-2 General Industrial District).
The IUP will authorize the outdoor storage of trench safety and excavation rental equipment,
including trench shields, shoring systems, road plates, tracked construction machinery,
confined space equipment, and related contractor supplies, in connection with operations
by United Rentals, Inc. (Trench Safety Division) as the proposed tenant.
The principal use of the property — warehousing, distribution, offices, and wholesale supply
of contractor equipment — is permitted by right in the I-2 District under Sections 11-86-2(P),
(I), (N), and (Q) respectively. The IUP, or amended CUP, is sought solely for the outdoor
storage component of the operation. The Applicant notes that outdoor storage on this parcel
was previously approved by the City Council via the 2006 CUP, which runs with the land. The
current application continues and formalizes that pre-existing approved use under new
tenancy.
Existing Use of Property:
The property currently operates as an established industrial site used for heavy equipment
storage, warehousing, and related operations. The site was originally approved by the Otsego
City Council on June 12, 2006 (Findings & Decision, Site & Building Plan & CUP, Kinghorn
Construction/Northdale Construction) and has been used continuously for industrial
outdoor storage purposes since construction in 2007. That approval included a Conditional
Use Permit for outside storage in the I-2 District. Existing improvements include:
-

Building A: 2,683 SF single-story office building
Building B: 6,400 SF warehouse with 28’ clear height, 5 drive-in doors
Outdoor storage yard surfaced with Class 5 compacted aggregate
Total site area: 5.00 acres; original site approval: City of Otsego, June 12, 2006

Nature of Proposed Use:
The proposed tenant is United Rentals, Inc., the world’s largest equipment rental company,
operating through its specialized Trench Safety division. United Rentals operates more than
92 Trench Safety locations across North America, providing customized excavation and
shoring solutions to commercial and municipal infrastructure contractors.
The Trench Safety division provides:

-

Trench shielding and shoring equipment (industry’s largest fleet)
Road plates, ground protection systems, and infrastructure testing equipment
Confined space entry equipment
Traffic control, flagging, signage, striping, and barricade services for highway
construction projects
In-house Registered Professional Engineers for custom project planning
Dedicated account managers supporting projects from start to finish

Activity
Warehousing of rental fleet
and contractor supplies
Regional distribution of
equipment to/from project
sites
Offices: engineers, account
managers, administration
Wholesale/supply of
contractor supplies and
equipment
Outdoor storage of rental
fleet (trench shields,
shoring, road plates,
tracked equipment)

Zoning Authorization
11-86-2(P) — Warehousing

Permit Required
None — Permitted by right

11-86-2(I) — Distribution
Centers

None — Permitted by right

11-86-2(N) — Offices

None — Permitted by right

11-86-2(Q) — Wholesale
Business

None — Permitted by right

11-86-3(D) —
Open/Outdoor Storage

Equipment inspection,
maintenance, and
readiness checks (repairs
conducted indoors;
equipment washing
conducted outdoors on
knockdown pad)

Accessory to principal
warehousing use; repairs
within enclosed building;
outdoor equipment washing
on knockdown pad within
storage yard

IUP or Amended CUP —
This Application (2006 CUP
for outdoor storage
previously approved on this
parcel)
None — Accessory Use

Reasons to Approve Request:
The I-2 General Industrial District is intended to provide areas suitable for general industrial
activities with adequate and convenient access to major streets, encouraging industrial
development in a compact and orderly manner consistent with the Comprehensive Plan.
This property and the proposed use satisfy that intent in every respect. Importantly, outdoor
storage on this specific parcel was already approved by the Otsego City Council on June 12,
2006 via a Conditional Use Permit (CUP) issued to Kinghorn Construction/Northdale
Construction for a construction business with outside storage. That approval establishes a

clear precedent and confirms that outdoor storage at this location is consistent with the I-2
District, the Comprehensive Plan, and the surrounding land uses. The proposed United
Rentals Trench Safety use is quieter, less intensive, and more professionally managed than
the construction business previously approved on this site.
The site is located in the Otsego I-94W Industrial Park, directly accessible from Interstate 94
via Highway 101 — one of the most strategically positioned industrial corridors in the
northwest metro. The surrounding land uses are exclusively industrial and compatible.
United Rentals’ Trench Safety division is a professional, light-industrial distribution and
warehousing operation that is entirely consistent with the purpose and character of the I-2
district.
Section 11-86-3(D) permits open and outdoor storage as a principal or accessory use in the I-2
District, subject to six conditions. Hempel confirms compliance with each condition as follows:

11-86-3(D)(1) Screening from neighboring
uses

The site has existing mature landscaping
that provides partial screening from
neighboring industrial uses. The site does
not currently include perimeter fencing.
Note: fencing of the outdoor storage area
was a required condition of the 2006 CUP
(Condition 8, Section 20-86-7.D). The
proposed Tenant (United Rentals) intends
to install perimeter fencing with gated
access at both existing site entrances,
thereby satisfying this longstanding
condition. The fencing, together with
existing landscaping, will provide screening
consistent with Chapter 19 of the Zoning
Code.

11-86-3(D)(2) Screened from public rightof-way

The site has existing mature landscaping
along 71st Street NE that provides
screening from the public right-of-way.
Perimeter fencing with gated entrances
proposed by the Tenant will further
enhance screening upon installation. The
Applicant requests that specific fencing
and screening details be reviewed and
finalized through the site plan review
process in coordination with the Zoning
Administrator.

11-86-3(D)(3) Surface: blacktopped,
concrete, or approved alternative

The outdoor storage yard is surfaced with
Class 5 compacted aggregate. The 2006
CUP (Condition 9) required the outdoor
storage area to be surfaced with an
approved material subject to City Engineer
review and approval. City staff confirmed
during pre-application discussions that
Class 5 compacted aggregate satisfies this
requirement for this specific use. Full
justification for the aggregate surface is
provided below.

11-86-3(D)(4) Hooded lighting directed
away from ROW and residences

All existing site lighting will be confirmed
compliant with Chapter 16. Any new or
replacement lighting will be fully shielded
and directed downward, with no light
source visible from the public right-of-way
or neighboring properties.

11-86-3(D)(5) Storage does not consume
required parking or loading spaces

The outdoor storage yard, as depicted on
the submitted site plan, is physically
separate from the paved parking and
loading areas serving Building A and
Building B. The storage yard does not
encroach upon any required parking stalls
or loading positions.

11-86-3(D)(6) IUP terminates upon change
of occupancy

The Applicant acknowledges and accepts
this condition. The IUP is sought
specifically in connection with United
Rentals’ tenancy. A new or amended IUP
will be obtained upon any change of
occupancy as required by Section 11-5-4.

City staff confirmed during pre-application discussions that the existing Class 5 compacted
aggregate surface is an appropriate and acceptable yard surface for this use, specifically
because the materials and equipment to be stored on the site would damage asphalt or
concrete surfaces under normal operating conditions. This is not a cost-avoidance position
— it is an operational and engineering reality driven by the nature of United Rentals’
equipment inventory:
-

Tracked construction machinery (excavators, track skid steers, crawler equipment):
rubber and steel tracks tear and gouge asphalt surfaces during loading, unloading,

-

-

-

-

and staging, particularly in warm weather when asphalt softens under concentrated
track loads.
Trench shields and steel shoring panels: heavy steel plates and frames are dragged,
slid, and repositioned across the yard using forklifts and material handlers. This
activity causes significant surface scoring and deterioration on paved surfaces.
Road plates: large-format steel road plates create extreme point loads when set
down by crane or forklift. The concentrated load from a stacked set of road plates far
exceeds the design capacity of standard asphalt paving and will cause cracking and
surface failure over time.
Jersey barriers and precast concrete traffic control elements: stacking heavy
concrete barriers on asphalt creates load concentrations that crack and depress
pavement, as specifically acknowledged by City staff in pre-application
correspondence.
Forklifts and heavy material handlers: repeated operation of loaded forklifts and
telehandlers over the same asphalt travel paths causes accelerated rutting and
deterioration, particularly during spring thaw and summer heat when asphalt is at its
weakest.

Class 5 compacted aggregate is the industry-standard surface for heavy equipment storage
and rental yards for precisely these reasons. It accommodates the point loads and abrasive
contact of heavy steel equipment without deteriorating, provides adequate drainage, and is
the surface used by United Rentals at comparable Trench Safety facilities across North
America. The City’s acknowledgment of this reality in pre-application discussions reflects a
practical and appropriate application of the zoning code’s surface requirement.
United Rentals’ Trench Safety division represents among the most compatible and lowimpact uses for an I-2 outdoor storage yard:
-

-

-

No retail customers or public-facing foot traffic. All clients are commercial
contractors who schedule equipment deliveries and pickups in advance. Site visits
by customers are rare and by appointment only.
No hazardous materials. Trench safety equipment does not involve fuels, chemicals,
solvents, or other regulated substances. All equipment repairs and maintenance are
conducted entirely within the warehouse building. Equipment washing is performed
outdoors on a designated knockdown pad using water; no engine work is performed
on-site.
No significant noise generation. Operations consist of equipment loading and
unloading by forklift and flatbed truck during normal business hours. There are no

-

-

-

operations that generate noise beyond what is typical and expected in an I-2
industrial district.
No odor or air quality impacts. The operation does not involve any process, chemical,
or combustion activity that would generate odors, dust, or emissions beyond
incidental diesel equipment exhaust during loading operations.
All equipment maintained in operational condition. United Rentals maintains its
rental fleet in ready-to-deploy condition at all times. No inoperable, derelict, or
refuse-quality equipment will be stored on the site, consistent with Section 11-866(E)(4).
Investment-grade, nationally recognized tenant. United Rentals is NYSE-listed with
established corporate environmental, safety, and compliance programs. The
company operates under standardized facility management protocols at all
locations.

This property was purpose-built in 2007 for heavy industrial outdoor storage operations and
has been used continuously in that capacity ever since. The improvements — an oversized
warehouse with 16’x16’ drive-in doors and 28’ clear height, five loading positions, a 2,683 SF
professional office building, and an outdoor storage yard as depicted on the submitted site
plan — represent exactly the infrastructure United Rentals requires and exactly the type of
industrial development the I-2 district is intended to accommodate.
Site modifications are limited to Tenant occupancy improvements. The Tenant will install
perimeter fencing with gated access at both existing site entrances and a knockdown pad
within the outdoor storage yard for outdoor equipment washing using water. No new
buildings are proposed, and the outdoor storage area footprint will not be expanded beyond
that depicted on the submitted site plan. These improvements also fulfill the outstanding
conditions of the 2006 CUP: perimeter fencing satisfies Condition 8, and the Class 5
aggregate surface satisfies Condition 9 as confirmed by City staff in pre-application
correspondence.
The proposed use will not adversely impact neighboring properties or the surrounding area:
-

-

The site is entirely surrounded by compatible I-2 General Industrial uses. There are no
residential properties adjacent to or in close proximity to the site.
The proposed use is quieter, cleaner, and less traffic-intensive than many I-2
permitted uses. Construction equipment rental generates far less truck traffic than,
for example, a distribution center or manufacturing facility of comparable size.
The site has existing mature landscaping that provides visual buffering from the
public right-of-way and neighboring properties. The Tenant’s planned perimeter
fencing will further enhance screening upon occupancy.

-

The Tenant’s operations will improve the management, organization, and appearance
of the outdoor storage yard relative to its current condition, bringing professional
facility management standards to the site.

Previous Applications:
A Site & Building Plan and Conditional Use Permit (CUP) for outside storage in the I-2 General
Industrial District were approved by the Otsego City Council on June 12, 2006 (Findings &
Decision dated 06-07-06) for Kinghorn Construction/Northdale Construction on this parcel
(Lot 1, Block 2, Otsego I-94 Industrial Park 4th Addition). That approval authorized a 3,500 SF
office building, a 6,000 SF warehouse/shop building, and outside storage. The CUP runs with
the land. The current IUP application is a continuation of that pre-existing approved use
under new tenancy, with a less intensive and more professionally managed operator. The
Tenant’s planned fencing satisfies Condition 8 of the 2006 CUP, and the Class 5 aggregate
surface satisfies Condition 9 as confirmed by City staff in pre-application correspondence.

Exhibit A
Comparable United Rentals’ Trench Safety Locations

AL2

LAND56APE

NOTES:

I. All plantings shall be true to name ad size In accordance with American wrsery 5tontl rds. No damaged or scared trees
or shrubs will be accepted.

2. Planting Soil shall be a mixture of I part peat, I part soil and I part sand.

All trees shall be staked and wrapped as shown In details.

3. All plants shall be guaranteed For one year From the date of acceptance. The Iarlscope contractor shall replace any
dead or damaged plants at no additional cost to the owner during the warranty period.

5. All trees in sod meas shall have a 4' deep shredded bark malch molntenawe bed, 5' In diameter.

4.

6. Sod shall be cultured Kentucky Bluegrass Free of weeds and ciunps. The landscape contractor shall water and roll the
sod at the time of hstollotion to assure a smooth surface. All sod on slopes greater than 3 to I shall be stoked. Any sod
damaged due to silding shall be replaced by the landscape contractor.
1. All snub beds and areas Indicated as receiving shredded bark mulch shall receive a 4' deep layer of shredded bark

nich over filter Fabric. All ground cover areas shall receive a 2' layer of mulch with no Filter fabric.

8. All areas where sod and mulch touch' sholi have valley view poly edger.

9. All planting islands In parking areas and ground cover beds shall have a minimum of P deep planting soli Installed. It will
be the landscape contractor' s responslbllity of remove any existing construction debris and existing soil to provide new
planting soil in these areas.

IMolus,

Q

12

Ireo x ' Goldmound'

DO NOT GUT CENTRAL
LEADER PRUNE ONLY
DEAD WOOD PRIOR
TO PLANTING.

m

Ionceolot0

Plontinq Size
2 1/ 2"- 6.01

2 1/ 2" -Gal
le

Common Name

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Spring Snow 11/ 2" -Gal

6' 5

5- 6al

Planttn

6' 54 E3

common Name

MULCH

SOIL.

WHEN SHRUBS

4' H16H EARTH SAUCER
BEYOND EDGE OF
ROOTBALL.

MULCHED BED.

ARE NOT PLANTED IN A

COLLAR

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TAMPED

PLA( E' ROOTBALL ON
UNEXGAVATED OR

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LAN05C.AFE PLAN

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www. htg—
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952.278.8880

Fax:

952. 278. 8822

9300 Hennepin Town Road
Eden Prairie, MN
55347

Tel:

PROJECT

NORTHDALE
CONSTRUCTION

OTSEGO, MINNESOTA

BID SET

REVISIONS

y

I

ADDENDUM 02

ADDENDUM ' I

DATE.

01- 12. 01

A

01- 21- 01

070

MINNESOTA

ARCHITECT

GROS/ E2

TRM

DATE

April 26, 2006

CHECKED BY

LP -07131

Al n

DRAWN BY: RLO

wall i1 4feZINmyVIAki

t 12989
REO. NO.

DAME

UNDER THE LAWS OF THE STATE OF

THAT I AN A DULY. LICENSED

l HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION OR REPORT WAS PREPARED BY
ME OR UNDER NY DIRECT SUPERVISION, AND

PfM 763- 428•-M

AOGEPA MN 56374

14! 98 NORMAE BLVA

FROJECr

KNGHORN
CONSTRUCTION

ApFi126, 2007

OFFICE/ WAREHOUSE

e20

Size

ORIENTATED WITH REGARD TO
PREVAILING WINDS.

P051TION OF 5TAKE5 SHALL BE

Goldmound 5pirea

15cotch pine

Black Hills Spruce

Gttn
ammon Name
Plan51-,

Sugar

ICrobopple
G reen Ash

PLANT 5GHEDULE

Ivanlco
Snow'

lauco ' Densota'

I Pinus stilvestris

Plcea

mbol 5clentlFlc Name

run

Acer saccharum

Fraxinus pe

Name

10. All product substitutions crest be approved by owner, general contractor or Iandsc pe architect prior to Installation.

I

Evercireen

a

5qmboIl5r1entlFlc

BroadleoF Deciduous

Guontltq
4
2
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Conifer

Shrub

10vantitti 154mboll7alentlPfc. Name

Ill"=1'- 0"

LANDSCAPE DETA IL