Item 4.1 R+LCarriers Expansion3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
1
PLANNING REPORT
TO: Otsego Planning Commission
FROM: D.Daniel Licht
REPORT DATE: 11 June 2026
60-DAY DATE:3 July 2026
RE: Otsego – R+L Carriers; Truck Wash Site and Building Plan Review
TPC FILE: 101.02
BACKGROUND
R+L Carriers operates a 96,904 square foot distribution cross dock facility, a 12,780 square foot
maintenance garage, and an accessory fuel island on a 29.54 acre lot located at 6900 Queens
Avenue. The initial plans for the use were approved by the City Council on 22 November 2021
and expansion of the cross dock and maintenance buildings was approved by the City Council
on 10 June 2024.
R+L Carriers is proposing to construct a 5,750 square foot truck wash building, to be located to
the south of the cross dock building and east of the fuel island. The truck wash building has one
drive-through wash bay with an automated wash system and one detail bay. The direction of
travel through the wash bay is east to west. The detail bay has a single overhead door on the
east elevation of the building.
The construction of the truck wash as an accessory use upon the property requires
consideration of site and building plan review by the Planning Commission and approval of the
City Council. The Planning Commission will consider the application at its meeting on 15 June
2026 at 7:00PM.
Item 4.1
2
Exhibits:
§ Property Location Map
§ Existing Conditions and Demolition Plan dated 6 February 2026
§ Site Dimensional and Paving Plan dated 6 February 2026
§ Exterior elevations dated 23 February 2026
§ First Floor Plan dated 23 February 2026 (3 sheets)
§ Approved Landscape Plan dated 14 July 2023
§ Grading Plan dated 6 February 2026 (3 sheets)
§ Utility Plan dated 6 February 2026 (3 sheets)
ANALYSIS
Comprehensive Plan. The 2023 Otsego Comprehensive Plan guides the subject site for
industrial land uses within the East Sewer District. The cross dock distribution facility use is
consistent with the land uses designated by the 2023 Comprehensive Plan. Further expansion
of the uses of the property with an accessory truck wash is also consistent with the goals of the
Comprehensive Plan to promote in-place expansion of existing businesses. The proposed site
and building plans are consistent with the 2023 Comprehensive Plan.
Zoning. The subject property is zoned I-1, Limited Industrial District. The cross dock use and
proposed accessory truck wash building are allowed as permitted uses within the I-1 District.
Surrounding Uses. The table below summarizes existing and planned land uses in the area
surrounding the subject property:
Direction Land Use Plan Zoning Map Existing Use
North Medium-High Density Residential
Low-Medium Density Residential
R-7 District
R-3 District
A-1 District
Wildflower Meadows
Rural residential
Rural residential
East LD Residential A-1 District Midwest Station
South Industrial A-1 District
I-1 District
Rural residential
Queens Ave Plat
West Commercial
Industrial
B-3 District
I-2 District
Anoka Equine
Gateway North
The use of the subject property is characteristic of the development west of Queens Avenue
within the Gateway Industrial Park and future development planned to the south. The
proposed development is separated from existing residential uses to the north by 70th Street
(CSAH 38) with no access to that roadway. The site plan is also designed to locate the principal
and accessory buildings on the south-central portion of the lot to maximize separation from the
existing and planned residential uses to the north and east, with extensive landscaping and a
wall to provide buffer screening. There are rural residential uses to the south of the subject
property partially screened by existing vegetation that consists of primarily mature deciduous
trees. The site and building plans will be compatible with existing and planned uses in the area.
3
Truck Wash. The proposed truck wash is a mechanical drive through system. Trucks will enter
the wash bay from an overhead door on the east elevation, travel east to west through the
building, and exit from an overhead door on the west elevation. City staff recommends that
hours of operation for the wash bay be limited to 7:00AM to 10:00PM corresponding to
Minnesota Pollution Control Agency nighttime noise limits. It is further recommended that the
doors to the wash bay be required to remain closed while the system is operating to minimize
noise from the proposed use, with the provision that the exit door on the west elevation may
need to open to allow trucks to exit the building after passing through the dryer. Additional
sound mitigation may be required to minimize the noise from the dryers, which will be subject
to further review by the Zoning Administrator.
Building Materials. Principal and accessory buildings within the I-1 District must have exterior
finishes using materials required by Section 11-17-4.E.1 of the Zoning Ordinance. The submitted
building elevations for the truck wash illustrate that the exterior finish will be precast concrete.
The proposed exterior finish for the truck wash building complies with the requirements of the
Zoning Ordinance.
Building Height. Section 11-85-9 of the Zoning Ordinance allows principal and accessory
buildings within the I-1 District to have a maximum height of 48-feet measured to the mid-point
of a pitched roof. The submitted architectural plans indicate that the height of the truck wash
building is to be 22.5 feet. The height of the truck wash building is within the allowed height of
the I-1 District.
Landscaping. The approved plans for development of the subject site included a landscape plan
with extensive plantings to comply with Section 11-19-2.B.2 and Section 11-19-3.A of the
Zoning Ordinance. No additional landscaping is being proposed with the truck wash facility.
As noted above, there are existing rural residential dwellings located south of the subject
property. The existing vegetation between the subject property and these existing residential
dwellings consists of primarily mature deciduous trees. The City has received complaints from
residents of the single family dwellings related to glare from site lighting and noise since the use
of the subject property was established.
City staff recommends that the approved landscape plan be modified to add additional
coniferous trees along the south line of the subject property abutting properties that remain
zoned A-1, Agriculture Rural Service District. The additional plantings should be located to fill in
gaps in the existing vegetation to enhance screening of the activity on the subject property to
better buffer the existing residential dwellings to the south. City staff also recommends that an
eight foot tall fence be placed west of the truck wash building along the south and east lines of
the pavement area to minimize noise and light from the subject property, including the
proposed truck wash use.
4
Lot Requirements. Lots within the I-1 District are required to be a minimum of one acre in area
and have a minimum width of 200-feet measured at the setback line from the front lot line in
accordance with Section 11-85-7.A and B of the Zoning Ordinance. The subject property is 29.54
acres in area and 977.92 feet in width, exceeding the minimum lot requirements of the Zoning
Ordinance.
Setbacks. The proposed truck wash building is setback 17 feet from the south lot line abutting
Outlot B, RLC Addition, which encompasses wetlands and wetland buffers and is owned by the
City for storm water management purposes. The setback of the truck wash building to the
south lot line is consistent with the fuel island canopy. The setback of the truck wash building to
the east property line is 70 feet, which exceeds the minimum requirement of 20 feet for a
required rear yard. The truck wash building is not closer than other existing structures within
the property to other lot lines. The location of the truck wash building complies with the
setback requirements of the I-1 District.
Site Coverage. Section 11-85-8 of the Zoning Ordinance establishes maximum site coverage
limits for lots within the I-1 District. Buildings and structures may not occupy more than 50-
percent and all impervious surfaces may not exceed 85-percent of the lot area. Existing building
coverage is 8.24 percent of the lot area and impervious surfaces are 66.6 percent of the lot
area. The area of the proposed truck wash building is 0.4 percent of the lot area. Impervious
surface area within the property is not increased as the location of the truck wash building is
currently asphalt pavement. The addition of the truck wash building within the subject property
complies with the building coverage and impervious surface limits of the I-1 District.
Access. Access for the subject property is via one driveway to Queens Avenue, which complies
with the provisions of Section 11-21-6 of the Zoning Ordinance. The existing access is not to be
modified as part of the truck wash building construction.
Off-Street Parking. The subject property has 195 off-street parking spaces located west of the
cross dock building outside of the gated perimeter. There are also 154 trailer and 91 tractor
parking stalls north, east, and southeast of the cross dock building, as well as 153 loading
spaces on the north and south elevations of the cross dock building. The addition of the truck
wash building as an accessory use within the subject property will not generate demand for
additional off-street parking spaces.
Exterior Lighting. Section 11-16-6 of the Zoning Ordinance establishes performance standards
for exterior lighting. All exterior light fixtures must have a 90-degree horizontal cut-off and not
cast more than 0.4 foot-candles of light at the property lines as required by Section 11-16-6.C of
the Zoning Ordinance.
An exterior lighting plan including photometric measurements of light intensity and indicating
the type, location, and height of all exterior light fixtures was approved for the initial
development of the subject site, as well as for the expansion of the cross dock and maintenance
buildings and addition of the fuel island.
5
Any exterior lighting to be added with the truck wash building is to be subject to review and
approval of the Zoning Administrator. It is recommended that a site inspection occur following
construction of the truck wash building to verify that all exterior lighting within the subject
property complies with the requirements of the Zoning Ordinance.
Stormwater Management. The developer has submitted updated plans for grading, drainage,
and erosion control, as well as calculations for stormwater management. All stormwater
management plans are subject to review and approval of the City Engineer.
Utilities. The developer has submitted updated plans for connection of the truck wash building
to sewer and water utilities, which are subject to review and approval of the City Engineer. The
developer is required to pay Utility Connection Fees for the truck wash building at the time a
building permit is issued.
Site Improvement Performance Agreement. Section 11-9-7 of the Zoning Ordinance requires a
Site Improvement Performance Agreement for the approved development to provide for
construction of the project, completion of any public improvements, establishment of required
securities, and payment of applicable fees. As an accessory building, there is not a need to
amend the development contract for construction of the truck wash building. Section 11-9-4 of
the Zoning Ordinance establishes that site and building plan approval, including any
stipulations, limitations, and conditions therein constitutes a formal agreement between the
developer and the City. If approved by the City Council, no changes, modifications or alterations
may be made to any plan detail, standard, or specifications without review and approval of the
Zoning Administrator.
RECOMMENDATION
The proposed accessory truck wash building for R+L Carriers is consistent with the land use and
economic development policies of the 2023 Otsego Comprehensive Plan, permitted in the I-1
District, and supportable subject to conditions. City staff recommends approval of the site and
building plans.
POSSIBLE ACTION
Motion 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 following conditions:
1. The conditions of the City Council approval of 22 November 2021 and 10 June 2024
remain in full force and effect, except as modified herein.
2. The subject property shall be developed in accordance with the site and building plans
submitted to the City subject to the stipulations, limitations, and conditions as approved
by the City Council in accordance with Section 11-9-4 of the Zoning Ordinance.
6
3. Operation of the truck wash shall comply with the following:
a. Hours of operation for the wash bay shall be limited to 7:00AM to 10:00PM each
day.
b. The exterior doors for the wash bay shall remain closed during operation of the
wash system except to allow vehicles exiting the west door.
c. Sound mitigation shall be employed to minimize noise from the dryer(s) to
comply with Section 11-16-10 of the Zoning Ordinance.
4. Screening shall be enhanced subject to review and approval of the Zoning Administrator
by the following means:
a. A minimum eight foot solid fence shall be constructed west of the truck wash
building along the south and east lines of the pavement area abutting Outlot B,
RLC Addition.
b. Minimum eight foot coniferous trees shall be planted along the south line of the
subject property abutting PIDs 118-500-351300 and 118-500-351400.
5. All exterior lighting shall comply with the requirements of Section 11-16-6 of the Zoning
Ordinance, subject to review, approval, and inspection by the Zoning Administrator.
6. All stormwater management plans shall be subject to review and approval of the City
Engineer.
7. All utility plans shall be subject to review and approval of the City Engineer.
c. Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
Property Location Map
R+L Carriers
748 ft
Overview
Legend
Highways
Interstate
State Highway
US Highway
Roads
City/Township Limits
c
t
Parcels
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333 East Butterfield Road, Suite 600, Lombard, IL 60148 ph:630.691.8500 fx:630.691.8585 manhard.com
R+L CARRIERS - OTSEGO (TRUCK WASH)
CITY OF OTSEGO, MINNESOTA
EXISTING CONDITIONS AND DEMO PLAN3
12February 6, 2026 - 13:25 Dwg Name: P:\Rlrotmn01\dwg\Eng\Final Drawings\Plan Set (Truck Wash)\03-EXISTING CONDITIONS AND DEMO PLAN.dwg Updated By: ZWeber
±±±±±NPROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. ASSOC.:DATE REVISIONS DRAWN BY
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333 East Butterfield Road, Suite 600, Lombard, IL 60148 ph:630.691.8500 fx:630.691.8585 manhard.com
R+L CARRIERS - OTSEGO (TRUCK WASH)
CITY OF OTSEGO, MINNESOTA
SITE DIMENSIONAL AND PAVING PLAN6
12February 6, 2026 - 13:28 Dwg Name: P:\Rlrotmn01\dwg\Eng\Final Drawings\Plan Set (Truck Wash)\06- SITE DIMENSIONAL AND PAVING PLAN.dwg Updated By: ZWeber
EXTERIOR FINISHESCON.APrecast concrete panel -sandblasted natural finishCON.BPrecast concrete panel -smooth natural finishFIRST FLOOR0' - 0"T.O. WALL20' - 0"132D1A4.12_______05.0305.04CONC.ACONC.B07.0107.0308.02E1A4.11_______08.0307.05FIRST FLOOR0' - 0"T.O. WALL20' - 0"ABCC1A4.11_______+/- 6' - 0"(10) EQ = 100' - 0"+/- 6' - 0"CONC.ACONC.B07.0107.0308.0107.0205.0405.0323.0223.0207.0507.05FIRST FLOOR0' - 0"T.O. WALL20' - 0"132D1A4.12_______08.02CONC.ACONC.B07.0107.03E1A4.11_______07.05FIRST FLOOR0' - 0"T.O. WALL20' - 0"ABCC1A4.11_______+/- 6' - 0"(10) EQ = 100' - 0"+/- 6' - 0"08.0103.036' - 0" TYPCONC.ACONC.B07.0307.0122' - 6"07.05KEYNOTES1.See MECH & ELECT for more information.EXTERIOR GENERAL NOTES2/23/2026 10:14:36 AM 1/8" = 1'-0"WESTD4 1/8" = 1'-0"SOUTHD1 1/8" = 1'-0"EASTC4 1/8" = 1'-0"NORTHC103.038" Pre-cast CONC panel.05.038" Pre-finished GSM gutter05.04(3) 6"x8" Pre-finished GSM downspouts.07.01Pre-cast CONC. panel w/ internal INSUL, match otheron-site BLDG's.07.02Single-ply roofing o/ cover board o/ rigid INSUL. o/ MTLdeck.07.03Panel joints07.05GSM Coping08.01Hollow metal door & frame, TYP.08.02Motor operated, prefinished metal rolling overhead doorwith vision slats (insulated) in steel channel frame. Paintchannel frame, TYP.08.03Louver, see MECH.23.02Exhaust fans, see MECH.
1A3BC2D1A4.12_______52' - 0"60' - 0"112' - 0"C1A4.11_______51' - 4"24' - 9"26' - 7"WASH BAY103EQUIPMENT BAY102DETAILING BAY1015' - 1"03.0308.0107.0108.024' - 0"4' - 0"4' - 0"FEFEFEFEEQEQEQ7' - 9"EQEQ1' - 0"EQA7.11E5A7.11E2A7.11E4TYPTYP103D103C101C102C102B101B102A103A103B101AE1A4.11_______EXA7.11D5TYPEXEXEXEQEQ3' - 10"05.0508.0208.0208.02EQFLOOR PLAN GENERAL NOTES1.2.3.Equipment, per current R+L carriers standards, not shown.Epoxy coating @ interior wall surfaces of 101 DetailingBay and 103 Wash Bay.GALV deck & roof structure at 101 Detailing Bay and 103Wash Bay.4.See structural for remainder of dimensions.KEYNOTESD1PER SCHEDULESCHEDULEPER0' - 2" TYPDOOR LEGENDPER SCHEDULEOHD1PER SCHEDULEInsulated visionlite slatTempered glasspanel per scheduleNOTES1. ADA compliant signage to have background and lettering ascontrasting colors; tactile letters, graphics, and braille top layer.2. Signage lettering to be 3/8" MIN height of a contrastingbackground.EXITEXSIGN LEGEND & NOTESBO Text48" - 60"BO Braile48" - 60"@ Braille9" MINSign to be adjacent to latch side of door orright side of double doors; 18" MIN clearfloor space where braille is present.ACCESSIBLE SIGN LOCATIONFINISH GENERAL NOTES1.2.3.At all fire extinguisher locations, paint wall red on 24"wide to 10' AFF.Water seal concrete walls in wash bay and detail bay.Epoxy paint roof structure and decking in wash bay anddetail bay.OPENINGS GENERAL NOTES1.2.3.4.Opening dimensions are nominal sizes, not rough opening.HM frames to be painted, PNT.See A7.11 for opening details.Doors to be insulated; R-4.75 MIN, R-7.7 proposed.HARDWARE SCHEDULEDoor H hardware Set 1Commercial, motor operated, insulated coiling roll-up door, slats pre-finished white, vision liteslats, hardware provided by door manufacturer.See specifications for approved manufactures.Door Hardware Set 23 Butts 4-1/2" x 4-1/2" heavy duty hinges with non-removable pins - Hanger BB1199, US26D1 Lockset, entrance / office function - Schlage ND50PD, Rhodes, T-Strike, 626, 7 Pin cylinder1 Closer - LCN Smoothee, 4040 aluminum1 Kickplate - Rockwood, 8" x 34" x .050" US26D1 Threshold - National guard products, 425, Mill finish, set on sealant bed1 Weather stripping - Hanger 892SA V-841 Door sweep - Hanger 770 SA N-3FT3 Silencers - Glynn-Johnson, GJ64, Gray1 Drip cap - Hanger 810 SA - 3FT (No drip cap at interior doors.Door Hardware Set 33 Butts 4-1/2" x 4-1/2" heavy duty hinges with non-removable pins - Hanger BB1199, US26D1 Lockset, Pasage function - Schlage ND10S, Rhodes, T-Strike, 6261 Closer - LCN Smoothee, 4040 aluminum1 Kickplate - Rockwood, 8" x 34" x .050" US26D1 Weather stripping - Hanger 892SA V-841 Door sweep - Hanger 770 SA N-3FT1 Threshold - National guard products, 425, Mill finish, set on sealant bed3 Silencers - Glynn-Johnson, GJ64, Gray2/23/2026 10:14:33 AM 1/8" = 1'-0"FIRST FLOOR PLAND303.038" Pre-cast CONC panel.05.056" DIA Bollards07.01Pre-cast CONC. panel w/ internal INSUL, match otheron-site BLDG's.08.01Hollow metal door & frame, TYP.08.02Motor operated, prefinished metal rolling overhead doorwith vision slats (insulated) in steel channel frame. Paintchannel frame, TYP.DOOR SCHEDULELOCATIONMARKTYPEWIDTHHEIGHTTHICKNESSGLAZINGFRAME & DOORMATERIALHARDWARESETFINISHNOTESDetailing Bay101AOHD114' - 0"16' - 0"2"Vision LightsSteel1Prefin.See manufacturers specificationsDetailing Bay101BD13' - 0"7' - 0"0"8'x24"HM2PaintedDoor needs to be insulatedDetailing Bay101CD13' - 0"7' - 0"0"8'x24"HM3PaintedEquipment Bay102AOHD19' - 0"12' - 0"2"Vision LightsSteel1Prefin.See manufacturers specificationsEquipment Bay102BD13' - 0"7' - 0"0"8'x24"HM2PaintedDoor needs to be insulatedEquipment Bay102CD13' - 0"7' - 0"0"8'x24"HM3PaintedWash Bay103AOHD114' - 0"16' - 0"2"Vision LightsSteel1Prefin.See manufacturers specificationsWash Bay103BOHD114' - 0"16' - 0"2"Vision LightsSteel1Prefin.See manufacturers specificationsWash Bay103CD13' - 0"7' - 0"0"8'x24"HM2PaintedDoor needs to be insulatedWash Bay103DD13' - 0"7' - 0"0"8'x24"HM2PaintedDoor needs to be insulatedGrand total: 10
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OUTLINE OF WATER HEATER. OFSHEET :CHKD.DRAWNPROJECTDATEDESCRIPTION
REVISIONS
DATE DATE DESCRIPTIONC 2025 B&T DESIGN & ENGINEERING, INCSHEET TITLE PROJECT TITLE
H.F. Lenz Co.
1407 Scalp Avenue
Johnstown, PA 15904
814-269-9300
hflenz.comPERMIT SETC:\Users\leichelberger\AppData\Local\Autodesk\Revit_Local\MEP-2025-1536x01_R26_LEichelbergerBVFXQ.rvt2/25/2026 9:32:19 AM
FIRST FLOOR PLAN -
MECHANICAL - NEW WORK
R+L CARRIERS
TRUCK WASH
16659 70TH ST NE
OTSEGO, MN 5533002/23/202625083AuthorCheckerM2.01KEYNOTES1INSTALL AXIAL FAN WITH DOUBLE ARTICULATING WALL MOUNT ARM WITHBRACING AS REQUIRED AT 12'-0" ABOVE FINISHED FLOOR. BOTH FANS SHALLBE CONTROLLED BY A SINGLE WALL SWITCH, COORDINATE WITH ELECTRICALCONTRACTOR. SET AT LOW SPEED SETTINGS.236"x42" MOTOR OPERATED LOUVER INTERLOCKED WITH EF-01. MOUNTED 2'-0"ABOVE FINISHED FLOOR. COORDINATE WITH ELECTRICAL CONTRACTOR.LOUVER SIZE BASED ON 57% NET FREE AREA.336"x42" MOTOR OPERATED LOUVER INTERLOCKED WITH EF-02. MOUNTED 2'-0"ABOVE FINISHED FLOOR. COORDINATE WITH ELECTRICAL CONTRACTOR.LOUVER SIZE BASED ON 57% NET FREE AREA.4EXHAUST FAN MOUNTED ON WALL, REFER TO ARCHITECTURAL ELEVATIONSFOR INSTALLATION HEIGHT. EXTEND FULL SIZE EXHAUST DUCTWORK THRUWALL INTO INTERIOR. INTERLOCK FAN WITH THERMOSTAT, CORRDINATE SETPOINT WITH OWNER.5INSTALL UNIT HEATER WITH BRACING AS REQUIRED, 12'-0" ABOVE FINISHEDFLOOR. DO NOT INSTALL UNIT HEATER WITHIN THE DRIVING PATH OF TRUCKS.REFER TO PLUMBING PLANS FOR GAS PIPING.65"Ø GAS HORIZONTAL UNIT HEATER COMBUSTION AIR PIPE THRU WALL. VERIFYPIPE SIZE AND CONSTRUCTION WITH MANUFACTURER. TERMINATE WITHAPPROVED HOOD RAIN CAP VENT FITTING FROM MANUFACTURER. TERMINATEMIN 2'-0" AWAY FROM OUTSIDE WALL AND MIN 1'-6" BELOW UNIT HEATER'S FLUEPIPE EXHAUST OR TO MANUFACTURER'S REQUIREMETS WHICHEVERREQUIREMENT IS MORE STRINGENT SHALL BE FOLLOWED.7PROVIDE 6"Ø VENT UP THRU ROOF WITH HOOD RAIN CAP FOR WATERHEATER'S EXHAUST. TERMINATE FLUE MIN 2'-0" ABOVE ROOF PENETRATION ORTO MANUFACTURER'S REQUIREMETS WHICHEVER REQUIREMENT IS MORESTRINGENT SHALL BE FOLLOWED. CONFIRM VENTING REQUIREMENTS WITHTRUCK WASH VENDOR. CONFIRM PIPE SIZE, CONSTRUCTION AND RAIN HOODCAP TERMINTAION WITH MANUFACTURER.0'2'4'8'SCALE: 1/4" = 1'-0"1FIRST FLOOR - NEW WORKKEYNOTES8PROVIDE ENERGY CODE COMPLIANT HEATING-ONLY THERMOSTAT AT 4'-0"ABOVE FINISHED FLOOR ON BUILDING COLUMN OR WALL, PROVIDE METALLOCKING COVER. EXTEND 24V CONTROL WIRING TO HEATER AND TO GARAGEDOOR OPENER(S) PUSH BUTTON STATION(S) IN THEIR RESPECTED ROOM.INTERLOCK THERMOSTAT WITH GARAGE DOOR OPENER(S) AND GASHORIZONTAL UNIT HEATER(S). PROGRAM THERMOSTAT TO LOWER THEHEATING SET POINT TO 55°F WHEN THE DOOR IS OPEN. TRIGGERING OF SETPOINT MUST OCCUR WITHIN 10 MINS OF THE OPENING OF THE DOOR.COORDINATE NORMAL OPERATION SET POINT WITH OWNER WITH A 5 DEGREEDEADBAND. COORDINATE FINAL LOCATION WITH OWNER.9PROVIDE ENERGY CODE COMPLIANT COOLING ONLY THERMOSTAT AT 4'-0"ABOVE FINISHED FLOOR ON WALL. EXTEND 24V CONTROL WIRING TOASSOCIATED EXHAUST FAN. PROVIDE METAL LOCKING COVER. COORDINATENORMAL OPERATION SET POINT WITH OWNER WITH A 5 DEGREE DEADBAND.COORDINATE FINAL LOCATION WITH OWNER.10GARAGE DOOR OPENER PUSH BUTTON STATION FOR ROLL UP DOOR MOTOR.116"Ø GAS HORIZONTAL UNIT HEATER FLUE PIPE THRU WALL. VERIFY PIPE SIZEAND CONSTRUCTION WITH MANUFACTURER. TERMINATE WITH APPROVEDHOOD RAIN CAP VENT FITTING FROM MANUFACTURER. TERMINATE MIN 1'-0"AWAY FROM OUTSIDE WALL AND MIN 1'-6" ABOVE UNIT HEATER'S COMBUSTIONAIR INTAKE OR TO MANUFACTURER'S REQUIREMETS WHICHEVERREQUIREMENT IS MORE STRINGENT SHALL BE FOLLOWED.
1A3BC2CC3/4" CRGG
GG
GGG G PLUMBING CONTRACTORSITE CONTRACTOR3" G3" G3" G2 1/2" G1 1/4" G1 1/2" G2" G1 1/2" G1 1/2" G3/4" CW2" CW2" CW1 1/2" GHUH - BY HC(300 CFH)HUH - BY HC(300 CFH)HUH - BY HC(300 CFH)4"FD-14"FD-11/2" CWSS-11/2" HW1/2" HW123455556789101112131314151617181813513131920HB-13" CW5133"212223824DIRECTION OF TRAVELDIRECTION OF TRAVELOFSHEET :CHKD.DRAWNPROJECTDATEDESCRIPTION
REVISIONS
DATE DATE DESCRIPTIONC 2025 B&T DESIGN & ENGINEERING, INCSHEET TITLE PROJECT TITLE
H.F. Lenz Co.
1407 Scalp Avenue
Johnstown, PA 15904
814-269-9300
hflenz.comPERMIT SETC:\Users\leichelberger\AppData\Local\Autodesk\Revit_Local\MEP-2025-1536x01_R26_LEichelbergerBVFXQ.rvt2/25/2026 9:32:40 AM
FIRST FLOOR PLAN - PLUMBING -
DOMESTIC WATER - NEW WORK
R+L CARRIERS
TRUCK WASH
16659 70TH ST NE
OTSEGO, MN 5533002/23/202625083AuthorCheckerP2.210'2'4'8'SCALE: 1/4" = 1'-0"1FIRST FLOOR - NEW WORKKEYNOTES1PROVIDE AIR COMPRESSOR, MINIMUM REQUIREMENTSHALL BE 100-PSI AND 20-CFM FOR CAR WASHEQUIPMENT. PROVIDE INGERSOLL RAND 2475N7.5 24-CFM AT 90-PSI, 7.5-HP, 80-GALLON VERTICAL MODELOR EQUAL. MOUNT ON 4" HIGH CONCRETEHOUSEKEEPING PAD. COORDINATE EXACT LOCATIONWITH OWNER AND INSTALLATION WITH OTHEREQUIPMENT. HOUSEKEEPING PAD PROVIDED BYGENERAL CONTRACTOR.23/4" COPPER COMPRESSED AIR LINE UP ALONG WALLTO CEILING AS HIGH AS POSSIBLE. FASTEN PIPINGSECURELY TO WALL.3EXTEND 3/4" COPPER COMPRESSED AIR PIPING DOWNALONG WALL, FASTENED SECURELY, TO TRUCK WASHEQIUPMENT. COORDINATE EXACT LOCATION ANDREQUIREMENTS WITH TRUCK WASH EQUIPMENTVENDOR.4WATER BOOSTER PUMP PROVIDED BY INTERCLEAN. 2"INLET, 1 1/2" OUTLET, SCHEDULE 80 PVC PIPING.GENERAL CONTRACTOR TO PROVIDE 4" HIGHCONCRETE HOUSEKEEPING PAD. COORDINATE EXACTLOCATION WITH TRUCK WASH VENDOR/CONTRACTOR.5AT CEILING AS HIGH AS POSSIBLE.6SECONDARY GAS REGULATOR. INLET PRESSURE 2 PSI.OUTLET PRESSURE 11" w.c. - TOTAL CONNECTED LOAD1400 CFH.7FOR CONTINUATION SEE CIVIL DRAWINGS.8BELOW GRADE.9SIZE AS PER SITE CONTRACTOR. REFER TO CIVILDRAWINGS.10GAS RISER - UP FROM BELOW GRADE. COORDINATEEXACT LOCATION, SIZE AND INSTALLATION WITH SITECONTRACTOR.113" GAS LINE UP ALONG WALL TO CEILING AS HIGH ASPOSSIBLE. FASTEN PIPING SECURELY TO WALL.123/4" COLD WATER DOWN ALONG WALL, FASTENEDSECURELY, TO HB-1 HOSE BIB. PROVIDE BALL TYPESHUTOFF VALVE IN VERTICAL 5'-0" ABOVE FINISHEDFLOOR OR HEIGHT DIRECTED BY OWNER.13SCHEDULE 80 PVC PIPING HUNG ON 4'-0" INTERVALS.14ROUTE 1 1/2" SCHEDULE 80 PVC PIPING TO RINSE ARCHRINSE MODULE AND VERTICAL BRUSHES DETERGENTMODULE. REFER TO TRUCK WASH PLUMBINGSCHEMATICS FOR OTHER REQUIREMENTS. VERIFY ALLREQUIREMENTS WITH INTERCLEAN EQUIPMENTCONTRACTOR.15DOMESTIC HOT WATER HEATER. FURNISHED BY TRUCKWASH EQUIPMENT VENDOR. INSTALLED AND VENTEDBY PLUMBING CONTRACTOR ACCORDING TO ALLMANUFACTURERS INSTRUCTIONS ANDRECOMMENDATIONS. USE GALVANIZED PIPING ONINLET AND OUTLET OF HEATER AT A MINIMUM OF 3'-0"FROM HEATER. COORDINATE LOCATION WITH VENDOR.REFER TO INTERCLEAN EQUIPMENT DRAWING FORADDITIONAL INFORMATION. SEE DETAIL ON DRAWINGP401. COORDINATE PLATFORM WITH GENERALCONTRACTOR.16EXTEND 1 1/2" SCHEDULE 80 PVC TEMPERED WATERPIPING TO DETERGENT MODULE. COORDINATE WITHTRUCK WASH VENDOR DRAWINGS.17TRUCK WASH WATER SOFTENER PROVIDED BY TRUCKWASH VENDOR. COORDINATE LOCATION ANDPLUMBING REQUIREMENTS WITH TRUCK WASHVENDOR. GENERAL CONTRACTOR TO PROVIDE 4" HIGHHOUSEKEEPING PAD.18PROVIDE 2" SCHEDULE 80 PVC DOWN TO BOOSTERPUMP. BOOSTER PUMP FURNISHED BY TRUCK WASHVENDOR INSTALLED BY PLUMBING CONTRACTOR..19PROVIDE A 1 1/2" REDUCED PRESSURE PRINCIPAL TYPEBACKFLOW PREVENTER DOWN STREAM FROM MIXINGVALVE.20PROVIDE THERMOSTATIC MIXING VALVE IN WALLMOUNTED STAINLESS STEEL CABINET MOUNTED 5'-0"ABOVE FINISHED FLOOR. VALVE SHALL BE THE WATTS1 1/4" LFN170-M3 CSUT, OR EQUAL, WITH A MAXIMUM 5PSI PRESSURE DROP AT 30 GPM. SET OUTLETTEMPERATURE AT 104°.213" DOMESTIC WATER SERVICE. SEE DETAIL ON THISDRAWING.223" COLD WATER UP TO CEILING AS HIGH AS POSSIBLE.233" DOMESTIC WATER SERVICE UP THROUGH FLOORSLAB.24CONTRACTOR TO EXTEND LINE 5'-0" FROM EXTERIORWALL OF BUILDING. FOR CONTINUATION SEE CIVILDRAWINGS.HB-1
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XXXXXXXXXXXXXXXX(30) AC(9) PG(24) PS(11) PG(9) LL(7) PS(13) LL(5) PS(14) PS(43) PM(5) CO(3) QA(1) QA(8) RG(2) QA(8) RG(1) QA(3) RG(4) CO(3) CO(9) AC(11) PS(4) PS(1) CO(8) RG(8) RG(1) CO(14) RG(3) UP(1) CO(7) RG(1) CO(7) RG(8) RG(3) QA(16) RG(1) CO(13) RG(7) RG(1) CO(8) PGCODEQTYBOTANICAL / COMMON NAMESIZEROOTDECIDUOUS TREESCO18CELTIS OCCIDENTALISCOMMON HACKBERRY2" CALB & BQA10QUERCUS ALBAWHITE OAK2" CALB & BUP3ULMUS AMERICANA 'PRINCETON'PRINCETON AMERICAN ELM2" CALB & BEVERGREEN/CONFER TREESAC39ABIES CONCOLORWHITE FIR8` HT MINB & BLL22LARIX LARICINATAMARACK8` HT MINB & BPG28PICEA GLAUCAWHITE SPRUCE8` HT MINB & BPM43PICEA MEYERIMEYER SPRUCE8` HT MINB & BPS65PINUS STROBUSWHITE PINE8` HT MINB & BDECIDUOUS SHRUBSRG107RHUS AROMATICA `GRO-LOW`GRO-LOW FRAGRANT SUMAC2 GALCONTPLANT SCHEDULESYMBOLQTYDESCRIPTIONMULCH7,090 SFSHREDDED NATURAL HARDWOOD MULCH AT 3" DEPTHSEEDING107,317 SFSEED MIX MNDOT 25-131LOW MAINTENANCE TURF241,454 SFSEED MIX MNDOT 32-241NATIVE CONSTRUCTION68,290 SFSEED MIX MNDOT 33-261STORMWATER69,848 SFSEED MIX MNDOT 35-241MESIC PRAIRIE GENERALSITE RESTORATION SCHEDULE25760 C5 - RESTORATIONDATEDESCRIPTIONBYPROJECTTITLESHEETREVISION SCHEDULEPROJECT NO.FILE NAMEDESIGNED BYORIGINAL ISSUE DATEDRAWN BYCLIENT PROJECT NO.REVIEWED BYWITHOUT PRIOR WRITTEN CONSENT.INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,----LRWMRWMRW21-25760----C5-10RESTORATION ANDPLANTING PLANC5-10 RESTORATION AND PLANTING PLAN ---- 21-25760 C5-10R+L CARRIERS -OTSEGOMINNESOTAOTSEGOPROPERTY LINE (TYP)0SCALE IN FEET1" = 60'60120NOTE:REFER TO SHEET C5-20 FOR PLANTING DETAILS, LANDSCAPE NOTES, AND IRRIGATION NOTES.5/13/2024FULL BUILD-OUTPW.10CITY OF OTSEGO CODELANDSCAPE REQUIREMENTS:SCREENING SHALL BE PROVIDED WHERE NONRESIDENTIAL USE IS ACROSS THE STREET FROM A RESIDENTIAL ZONE, BUTNOT ON THAT SIDE OF NONRESIDENTIAL USE CONSIDERED TO BE THE FRONT.A GREEN BELT PLANTING STRIP SHALL CONSIST OF EVERGREEN AND/OR DECIDUOUS TREES AND PLANTS AND SHALL BESUFFICIENT WIDTH AND DENSITY TO PROVIDE AN EFFECTIVE VISUAL SCREEN (8' MN HT),LANDSCAPE SCREEN PLANT MATERIAL SHALL BE PLANTED IN 2 OR MORE ROWS. PLANTINGS SHALL BE STAGGERED UNLESSOTHERWISE APPROVED BY THE ZONING ADMINISTRATOR.ALL NEW PLANTS SHALL BE GUARANTEED FOR ONE YEAR FOLLOWING SUBSTANTIAL COMPLETION.14' NET TALL NET SCREENING(BERM AND FENCE) TYP.LIC. NO.DATELIC. NO.DATEPROFESSIONAL ENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDLANDSCAPE ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPLOT DATE: 5/9/2024 1:41 PM
07/14/2023537486' FENCE- SEE DETAIL THIS SHEET (TYP)NOTES:1.INSTALLATION TO BECOMPLETED INACCORDANCE WITH TREX(MANUFACTURER)RECOMMENDATIONS.2.CONFIRM FOOTING SIZESWITH MANUFACTURER.3.COLOR TO BE WINCHESTERGRAY OR APPROVED EQUAL.FRONT VIEWSECTION VIEWSFENCE BRACKET96" O.C.91"2 1/4"
5 3/4"
3/8"
3/8"
72"18" TYP.73 5/8"
74 1/4"60" MIN6' FENCE DETAILSCALE: NTSPOST CAPTOP RAILINTERLOCKING PICKETALUMINUM BOTTOM RAILFENCE BRACKETBOTTOM RAIL COVERCONCRETE FOOTING,MIN 4,000 PSILANDSCAPE EDGING (TYP)Add 8ft. coniferous treesAdd 8ft. fenceAdd 8ft. coniferous trees
±NPROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. ASSOC.:DATE REVISIONS DRAWN BY
TM
333 East Butterfield Road, Suite 600, Lombard, IL 60148 ph:630.691.8500 fx:630.691.8585 manhard.com
R+L CARRIERS - OTSEGO (TRUCK WASH)
CITY OF OTSEGO, MINNESOTA
GRADING PLAN7
12February 6, 2026 - 12:11 Dwg Name: P:\Rlrotmn01\dwg\Eng\Final Drawings\Plan Set (Truck Wash)\07 - GRADING PLAN.dwg Updated By: ZWeber
NPROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. ASSOC.:DATE REVISIONS DRAWN BY
TM
333 East Butterfield Road, Suite 600, Lombard, IL 60148 ph:630.691.8500 fx:630.691.8585 manhard.com
R+L CARRIERS - OTSEGO (TRUCK WASH)
CITY OF OTSEGO, MINNESOTA
SOIL EROSION AND SEDIMENT CONTROL PLAN4
12February 6, 2026 - 11:57 Dwg Name: P:\Rlrotmn01\dwg\Eng\Final Drawings\Plan Set (Truck Wash)\04-SOIL EROSION AND SEDIMENT CONTROL PLAN.dwg Updated By: ZWeber
SHOULD A CONFLICT ARISE BETWEEN MANHARDDETAILS AND THE CITY DETAILS, THE CITYDETAILS SHALL TAKE PRECEDENCE.PROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. ASSOC.:DATE REVISIONS DRAWN BY
TM
333 East Butterfield Road, Suite 600, Lombard, IL 60148 ph:630.691.8500 fx:630.691.8585 manhard.com
R+L CARRIERS - OTSEGO (TRUCK WASH)
CITY OF OTSEGO, MINNESOTA
SOIL EROSION AND SEDIMENT CONTROL DETAILS5
12September 2, 2025 - 12:04 Dwg Name: P:\Rlrotmn01\dwg\Eng\Final Drawings\Plan Set (Truck Wash)\05-SOIL EROSION AND SEDIMENT CONTROL DETAILS.dwg Updated By: cmazur
∅∅∅∅∅∅∅∅∅∅∅∅∅∅∅∅∅∅∅NPROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. ASSOC.:DATE REVISIONS DRAWN BY
TM
333 East Butterfield Road, Suite 600, Lombard, IL 60148 ph:630.691.8500 fx:630.691.8585 manhard.com
R+L CARRIERS - OTSEGO (TRUCK WASH)
CITY OF OTSEGO, MINNESOTA
UTILITY PLAN8
12February 6, 2026 - 12:16 Dwg Name: P:\Rlrotmn01\dwg\Eng\Final Drawings\Plan Set (Truck Wash)\08 - UTILITY PLAN.dwg Updated By: ZWeber