Item 3.14 RLC Addition Lot 1 Block 1 Approving Site and Building Plans
Request for
City Council Action
DEPARTMENT INFORMATION
ORIGINATING DEPARTMENT REQUESTOR: MEETING DATE:
Planning City Planner Licht 22 June 2026
PRESENTER(s) REVIEWED BY: ITEM #:
Consent City Administrator/Finance Director Flaherty
City Engineer Wagner
3.14 – R+L Carriers
STRATEGIC VISION
MEETS: THE CITY OF OTSEGO:
Is a strong organization that is committed to leading the community through innovative communication.
X Has proactively expanded infrastructure to responsibly provide core services.
Is committed to delivery of quality emergency service responsive to community needs and expectations in a
cost-effective manner.
X Is a social community with diverse housing, service options, and employment opportunities.
Is a distinctive, connected community known for its beauty and natural surroundings.
AGENDA ITEM DETAILS
RECOMMENDATION:
City staff recommend the City Council adopt a resolution approving Site and Building Plans.
ARE YOU SEEKING APPROVAL OF A CONTRACT? IS A PUBLIC HEARING REQUIRED?
No No
BACKGROUND/JUSTIFICATION:
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 (but no dryer) 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.
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 considered the
application at its meeting on 15 June 2026. Mr. Stan Richards was present to represent R+L Carriers and agreed with
the recommendations of City staff. Mr. Richards said that the wash will be used primarily mid-morning and late
evenings but said that the wash bay would not be used during winter when temps are below freezing. The Planning
Commission discussed the proposed truck wash and had no concerns but agreed with the recommendations of City
staff regarding inspecting exterior lighting and adding screening along the south line of the subject property. The
Planning Commission voted 6-0 to recommend City Council approval of the application.
SUPPORTING DOCUMENTS ATTACHED:
• Planning Report dated 11 June 2026
• Resolution 2026-49 approving Site and Building Plans
POSSIBLE MOTION
PLEASE WORD MOTION AS YOU WOULD LIKE IT TO APPEAR IN THE MINUTES:
Motion to adopt Resolution 2026-49 approving Site and Building Plans for Lot 1, Block 1 RLC Addition, subject to the
conditions as stated.
BUDGET INFORMATION
FUNDING: BUDGETED:
Fund 701 – Development Escrows
N/A
3601 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.
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
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Roads
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EXTERIOR FINISHES
CON.A Precast concrete panel -
sandblasted natural finish
CON.B Precast concrete panel -
smooth natural finish
FIRST FLOOR
0' - 0"
T.O. WALL
20' - 0"
1 32
D1
A4.12
_______
05.03
05.04
CONC.A
CONC.B
07.01 07.03
08.02
E1
A4.11
_______
08.03
07.05
FIRST FLOOR
0' - 0"
T.O. WALL
20' - 0"
A B C
C1
A4.11
_______
+/- 6' - 0"(10) EQ = 100' - 0"+/- 6' - 0"
CONC.A
CONC.B
07.01 07.03
08.01
07.02
05.04
05.03 23.0223.02 07.0507.05
FIRST FLOOR
0' - 0"
T.O. WALL20' - 0"
132
D1
A4.12
_______
08.02
CONC.A
CONC.B
07.0107.03
E1
A4.11
_______
07.05
FIRST FLOOR0' - 0"
T.O. WALL
20' - 0"
ABC
C1
A4.11
_______
+/- 6' - 0"(10) EQ = 100' - 0"+/- 6' - 0"
08.0103.03
6'
-
0
"
T
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P
CONC.A
CONC.B
07.03 07.01
22
'
-
6
"
07.05
KEYNOTES
1.See MECH & ELECT for more information.
EXTERIOR GENERAL NOTES
2/
2
3
/
2
0
2
6
1
0
:
1
4
:
3
6
A
M
1/8" = 1'-0"
WESTD4 1/8" = 1'-0"
SOUTHD1
1/8" = 1'-0"
EASTC4 1/8" = 1'-0"
NORTHC1
03.03 8" Pre-cast CONC panel.
05.03 8" Pre-finished GSM gutter
05.04 (3) 6"x8" Pre-finished GSM downspouts.
07.01 Pre-cast CONC. panel w/ internal INSUL, match other
on-site BLDG's.
07.02 Single-ply roofing o/ cover board o/ rigid INSUL. o/ MTL
deck.
07.03 Panel joints
07.05 GSM Coping
08.01 Hollow metal door & frame, TYP.
08.02 Motor operated, prefinished metal rolling overhead door
with vision slats (insulated) in steel channel frame. Paint
channel frame, TYP.
08.03 Louver, see MECH.
23.02 Exhaust fans, see MECH.
1
A
3
B C
2
D1
A4.12
_______
52' - 0"60' - 0"
112' - 0"
C1
A4.11
_______
51
'
-
4
"
24
'
-
9
"
26
'
-
7
"
WASH BAY
103
EQUIPMENT BAY
102
DETAILING BAY
101
5' - 1"
03.03
08.01 07.01
08.02
4' - 0"4' - 0"4' - 0"
FE
FE FE
FE
EQ
EQ
EQ 7' - 9"EQ
EQ
1'
-
0
"
EQ
A7.11
E5
A7.11
E2
A7.11
E4
TYP
TYP
103D 103C
101C
102C
102B 101B
10
2
A
10
3
A
10
3
B
10
1
A
E1
A4.11
_______
EX
A7.11
D5
TYP
EX
EXEX
EQ EQ
3'
-
1
0
"
05.05
08.02
08.02
08.02
EQ
FLOOR PLAN GENERAL NOTES
1.
2.
3.
Equipment, per current R+L carriers standards, not shown.
Epoxy coating @ interior wall surfaces of 101 Detailing
Bay and 103 Wash Bay.
GALV deck & roof structure at 101 Detailing Bay and 103
Wash Bay.
4.See structural for remainder of dimensions.
KEYNOTES
D1
PE
R
S
C
H
E
D
U
L
E
SCHEDULE
PER
0' - 2" TYP
DOOR LEGEND
PER SCHEDULE
OHD1
PE
R
S
C
H
E
D
U
L
E
Insulated vision
lite slat
Tempered glass
panel per schedule
NOTES
1. ADA compliant signage to have background and lettering as
contrasting colors; tactile letters, graphics, and braille top layer.
2. Signage lettering to be 3/8" MIN height of a contrasting
background.
EXITEX
SIGN LEGEND & NOTES
BO
T
e
x
t
48
"
-
6
0
"
BO
B
r
a
i
l
e
48
"
-
6
0
"
@ Braille
9" MIN
Sign to be adjacent to latch side of door or
right side of double doors; 18" MIN clear
floor space where braille is present.
ACCESSIBLE SIGN LOCATION
FINISH GENERAL NOTES
1.
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 and
detail bay.
OPENINGS GENERAL NOTES
1.
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 SCHEDULE
Door H hardware Set 1
Commercial, motor operated, insulated coiling roll-up door, slats pre-finished white, vision lite
slats, hardware provided by door manufacturer.
See specifications for approved manufactures.
Door Hardware Set 2
3 Butts 4-1/2" x 4-1/2" heavy duty hinges with non-removable pins - Hanger BB1199, US26D
1 Lockset, entrance / office function - Schlage ND50PD, Rhodes, T-Strike, 626, 7 Pin cylinder
1 Closer - LCN Smoothee, 4040 aluminum
1 Kickplate - Rockwood, 8" x 34" x .050" US26D
1 Threshold - National guard products, 425, Mill finish, set on sealant bed
1 Weather stripping - Hanger 892SA V-84
1 Door sweep - Hanger 770 SA N-3FT
3 Silencers - Glynn-Johnson, GJ64, Gray
1 Drip cap - Hanger 810 SA - 3FT (No drip cap at interior doors.
Door Hardware Set 3
3 Butts 4-1/2" x 4-1/2" heavy duty hinges with non-removable pins - Hanger BB1199, US26D
1 Lockset, Pasage function - Schlage ND10S, Rhodes, T-Strike, 626
1 Closer - LCN Smoothee, 4040 aluminum
1 Kickplate - Rockwood, 8" x 34" x .050" US26D
1 Weather stripping - Hanger 892SA V-84
1 Door sweep - Hanger 770 SA N-3FT
1 Threshold - National guard products, 425, Mill finish, set on sealant bed
3 Silencers - Glynn-Johnson, GJ64, Gray
2/
2
3
/
2
0
2
6
1
0
:
1
4
:
3
3
A
M
1/8" = 1'-0"
FIRST FLOOR PLAND3
03.03 8" Pre-cast CONC panel.
05.05 6" DIA Bollards
07.01 Pre-cast CONC. panel w/ internal INSUL, match other
on-site BLDG's.
08.01 Hollow metal door & frame, TYP.
08.02 Motor operated, prefinished metal rolling overhead door
with vision slats (insulated) in steel channel frame. Paint
channel frame, TYP.
DOOR SCHEDULE
LOCATION MARK TYPE WIDTH HEIGHT THICKNESS GLAZING
FRAME & DOOR
MATERIAL
HARDWARE
SET FINISH NOTES
Detailing Bay 101A OHD1 14' - 0"16' - 0"2"Vision Lights Steel 1 Prefin.See manufacturers specifications
Detailing Bay 101B D1 3' - 0"7' - 0"0"8'x24"HM 2 Painted Door needs to be insulated
Detailing Bay 101C D1 3' - 0"7' - 0"0"8'x24"HM 3 Painted
Equipment Bay 102A OHD1 9' - 0"12' - 0"2"Vision Lights Steel 1 Prefin.See manufacturers specifications
Equipment Bay 102B D1 3' - 0"7' - 0"0"8'x24"HM 2 Painted Door needs to be insulated
Equipment Bay 102C D1 3' - 0"7' - 0"0"8'x24"HM 3 Painted
Wash Bay 103A OHD1 14' - 0"16' - 0"2"Vision Lights Steel 1 Prefin.See manufacturers specifications
Wash Bay 103B OHD1 14' - 0"16' - 0"2"Vision Lights Steel 1 Prefin.See manufacturers specifications
Wash Bay 103C D1 3' - 0"7' - 0"0"8'x24"HM 2 Painted Door needs to be insulated
Wash Bay 103D D1 3' - 0"7' - 0"0"8'x24"HM 2 Painted Door needs to be insulated
Grand total: 10
T
TT
T
TT
1
A
3
B C
2
GHUH-02GHUH-01
GHUH-04
GHUH-03
EF-01 EF-02
5ø 5ø
5ø 5ø
LV-01
LV-02
AF-02
AF-01 1
1
2
3
44
5
5
55
6 6
6
7
8
99
8 8
M
TO GARAGE DOOR
OPENER PUSH
BUTTON STATION.TO GARAGE DOOR
OPENER PUSH
BUTTON STATION.
10
10
1010
TO GHUH-03 TSTAT.
TO GHUH-04 TSTAT.
M
6ø
6ø
6ø 6ø
11 11
11
5ø 5ø
5ø5ø
OUTLINE OF
WATER HEATER.
OF
SHEET :
CHKD.
DRAWN
PROJECT
DATE
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02/23/2026
25083
Author
Checker
M2.01
KEYNOTES
1 INSTALL AXIAL FAN WITH DOUBLE ARTICULATING WALL MOUNT ARM WITH
BRACING AS REQUIRED AT 12'-0" ABOVE FINISHED FLOOR. BOTH FANS SHALL
BE CONTROLLED BY A SINGLE WALL SWITCH, COORDINATE WITH ELECTRICAL
CONTRACTOR. SET AT LOW SPEED SETTINGS.
2 36"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.
3 36"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.
4 EXHAUST FAN MOUNTED ON WALL, REFER TO ARCHITECTURAL ELEVATIONS
FOR INSTALLATION HEIGHT. EXTEND FULL SIZE EXHAUST DUCTWORK THRU
WALL INTO INTERIOR. INTERLOCK FAN WITH THERMOSTAT, CORRDINATE SET
POINT WITH OWNER.
5 INSTALL UNIT HEATER WITH BRACING AS REQUIRED, 12'-0" ABOVE FINISHED
FLOOR. DO NOT INSTALL UNIT HEATER WITHIN THE DRIVING PATH OF TRUCKS.
REFER TO PLUMBING PLANS FOR GAS PIPING.
6 5"Ø GAS HORIZONTAL UNIT HEATER COMBUSTION AIR PIPE THRU WALL. VERIFY
PIPE SIZE AND CONSTRUCTION WITH MANUFACTURER. TERMINATE WITH
APPROVED HOOD RAIN CAP VENT FITTING FROM MANUFACTURER. TERMINATE
MIN 2'-0" AWAY FROM OUTSIDE WALL AND MIN 1'-6" BELOW UNIT HEATER'S FLUE
PIPE EXHAUST OR TO MANUFACTURER'S REQUIREMETS WHICHEVER
REQUIREMENT IS MORE STRINGENT SHALL BE FOLLOWED.
7 PROVIDE 6"Ø VENT UP THRU ROOF WITH HOOD RAIN CAP FOR WATER
HEATER'S EXHAUST. TERMINATE FLUE MIN 2'-0" ABOVE ROOF PENETRATION OR
TO MANUFACTURER'S REQUIREMETS WHICHEVER REQUIREMENT IS MORE
STRINGENT SHALL BE FOLLOWED. CONFIRM VENTING REQUIREMENTS WITH
TRUCK WASH VENDOR. CONFIRM PIPE SIZE, CONSTRUCTION AND RAIN HOOD
CAP TERMINTAION WITH MANUFACTURER.
0'2'4'8'SCALE: 1/4" = 1'-0"1 FIRST FLOOR - NEW WORK
KEYNOTES
8 PROVIDE ENERGY CODE COMPLIANT HEATING-ONLY THERMOSTAT AT 4'-0"
ABOVE FINISHED FLOOR ON BUILDING COLUMN OR WALL, PROVIDE METAL
LOCKING COVER. EXTEND 24V CONTROL WIRING TO HEATER AND TO GARAGE
DOOR OPENER(S) PUSH BUTTON STATION(S) IN THEIR RESPECTED ROOM.
INTERLOCK THERMOSTAT WITH GARAGE DOOR OPENER(S) AND GAS
HORIZONTAL UNIT HEATER(S). PROGRAM THERMOSTAT TO LOWER THE
HEATING SET POINT TO 55°F WHEN THE DOOR IS OPEN. TRIGGERING OF SET
POINT MUST OCCUR WITHIN 10 MINS OF THE OPENING OF THE DOOR.
COORDINATE NORMAL OPERATION SET POINT WITH OWNER WITH A 5 DEGREE
DEADBAND. COORDINATE FINAL LOCATION WITH OWNER.
9 PROVIDE ENERGY CODE COMPLIANT COOLING ONLY THERMOSTAT AT 4'-0"
ABOVE FINISHED FLOOR ON WALL. EXTEND 24V CONTROL WIRING TO
ASSOCIATED EXHAUST FAN. PROVIDE METAL LOCKING COVER. COORDINATE
NORMAL OPERATION SET POINT WITH OWNER WITH A 5 DEGREE DEADBAND.
COORDINATE FINAL LOCATION WITH OWNER.
10 GARAGE DOOR OPENER PUSH BUTTON STATION FOR ROLL UP DOOR MOTOR.
11 6"Ø GAS HORIZONTAL UNIT HEATER FLUE PIPE THRU WALL. VERIFY PIPE SIZE
AND CONSTRUCTION WITH MANUFACTURER. TERMINATE WITH APPROVED
HOOD RAIN CAP VENT FITTING FROM MANUFACTURER. TERMINATE MIN 1'-0"
AWAY FROM OUTSIDE WALL AND MIN 1'-6" ABOVE UNIT HEATER'S COMBUSTION
AIR INTAKE OR TO MANUFACTURER'S REQUIREMETS WHICHEVER
REQUIREMENT IS MORE STRINGENT SHALL BE FOLLOWED.
1
A
3
B C
2
C
C
3/4" C
R
G
G
G
G
G G
G
G
PLUMBING CONTRACTORSITE CONTRACTOR
3" G
3" G
3" G 2 1/2" G
1 1/4" G
1 1/2" G
2" G 1 1/2" G1 1/2" G
3/4" CW
2" CW
2" CW
1 1/2" G
HUH - BY HC
(300 CFH)
HUH - BY HC
(300 CFH)
HUH - BY HC
(300 CFH)
4"FD-1
4"FD-1
1/2" CW
SS-11/2" HW
1/2" HW
1
2
3
45
5
5
5
6
7 8
9 10
11
12
13
13
14
1516
17
18
18
135
13
13
19 20
HB-1
3" CW513
3"
21
22
23
8 24
DIRECTION OF TRAVEL
DIRECTION OF TRAVEL
OF
SHEET :
CHKD.
DRAWN
PROJECT
DATE
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02/23/2026
25083
Author
Checker
P2.21
0'2'4'8'SCALE: 1/4" = 1'-0"1 FIRST FLOOR - NEW WORK
KEYNOTES
1 PROVIDE AIR COMPRESSOR, MINIMUM REQUIREMENT
SHALL BE 100-PSI AND 20-CFM FOR CAR WASH
EQUIPMENT. PROVIDE INGERSOLL RAND 2475N7.5
24-CFM AT 90-PSI, 7.5-HP, 80-GALLON VERTICAL MODEL
OR EQUAL. MOUNT ON 4" HIGH CONCRETE
HOUSEKEEPING PAD. COORDINATE EXACT LOCATION
WITH OWNER AND INSTALLATION WITH OTHER
EQUIPMENT. HOUSEKEEPING PAD PROVIDED BY
GENERAL CONTRACTOR.
2 3/4" COPPER COMPRESSED AIR LINE UP ALONG WALL
TO CEILING AS HIGH AS POSSIBLE. FASTEN PIPING
SECURELY TO WALL.
3 EXTEND 3/4" COPPER COMPRESSED AIR PIPING DOWN
ALONG WALL, FASTENED SECURELY, TO TRUCK WASH
EQIUPMENT. COORDINATE EXACT LOCATION AND
REQUIREMENTS WITH TRUCK WASH EQUIPMENT
VENDOR.
4 WATER BOOSTER PUMP PROVIDED BY INTERCLEAN. 2"
INLET, 1 1/2" OUTLET, SCHEDULE 80 PVC PIPING.
GENERAL CONTRACTOR TO PROVIDE 4" HIGH
CONCRETE HOUSEKEEPING PAD. COORDINATE EXACT
LOCATION WITH TRUCK WASH VENDOR/CONTRACTOR.
5 AT CEILING AS HIGH AS POSSIBLE.
6 SECONDARY GAS REGULATOR. INLET PRESSURE 2 PSI.
OUTLET PRESSURE 11" w.c. - TOTAL CONNECTED LOAD
1400 CFH.
7 FOR CONTINUATION SEE CIVIL DRAWINGS.
8 BELOW GRADE.
9 SIZE AS PER SITE CONTRACTOR. REFER TO CIVIL
DRAWINGS.
10 GAS RISER - UP FROM BELOW GRADE. COORDINATE
EXACT LOCATION, SIZE AND INSTALLATION WITH SITE
CONTRACTOR.
11 3" GAS LINE UP ALONG WALL TO CEILING AS HIGH AS
POSSIBLE. FASTEN PIPING SECURELY TO WALL.
12 3/4" COLD WATER DOWN ALONG WALL, FASTENED
SECURELY, TO HB-1 HOSE BIB. PROVIDE BALL TYPE
SHUTOFF VALVE IN VERTICAL 5'-0" ABOVE FINISHED
FLOOR OR HEIGHT DIRECTED BY OWNER.
13 SCHEDULE 80 PVC PIPING HUNG ON 4'-0" INTERVALS.
14 ROUTE 1 1/2" SCHEDULE 80 PVC PIPING TO RINSE ARCH
RINSE MODULE AND VERTICAL BRUSHES DETERGENT
MODULE. REFER TO TRUCK WASH PLUMBING
SCHEMATICS FOR OTHER REQUIREMENTS. VERIFY ALL
REQUIREMENTS WITH INTERCLEAN EQUIPMENT
CONTRACTOR.
15 DOMESTIC HOT WATER HEATER. FURNISHED BY TRUCK
WASH EQUIPMENT VENDOR. INSTALLED AND VENTED
BY PLUMBING CONTRACTOR ACCORDING TO ALL
MANUFACTURERS INSTRUCTIONS AND
RECOMMENDATIONS. USE GALVANIZED PIPING ON
INLET AND OUTLET OF HEATER AT A MINIMUM OF 3'-0"
FROM HEATER. COORDINATE LOCATION WITH VENDOR.
REFER TO INTERCLEAN EQUIPMENT DRAWING FOR
ADDITIONAL INFORMATION. SEE DETAIL ON DRAWING
P401. COORDINATE PLATFORM WITH GENERAL
CONTRACTOR.
16 EXTEND 1 1/2" SCHEDULE 80 PVC TEMPERED WATER
PIPING TO DETERGENT MODULE. COORDINATE WITH
TRUCK WASH VENDOR DRAWINGS.
17 TRUCK WASH WATER SOFTENER PROVIDED BY TRUCK
WASH VENDOR. COORDINATE LOCATION AND
PLUMBING REQUIREMENTS WITH TRUCK WASH
VENDOR. GENERAL CONTRACTOR TO PROVIDE 4" HIGH
HOUSEKEEPING PAD.
18 PROVIDE 2" SCHEDULE 80 PVC DOWN TO BOOSTER
PUMP. BOOSTER PUMP FURNISHED BY TRUCK WASH
VENDOR INSTALLED BY PLUMBING CONTRACTOR..
19 PROVIDE A 1 1/2" REDUCED PRESSURE PRINCIPAL TYPE
BACKFLOW PREVENTER DOWN STREAM FROM MIXING
VALVE.
20 PROVIDE THERMOSTATIC MIXING VALVE IN WALL
MOUNTED STAINLESS STEEL CABINET MOUNTED 5'-0"
ABOVE FINISHED FLOOR. VALVE SHALL BE THE WATTS
1 1/4" LFN170-M3 CSUT, OR EQUAL, WITH A MAXIMUM 5
PSI PRESSURE DROP AT 30 GPM. SET OUTLET
TEMPERATURE AT 104°.
21 3" DOMESTIC WATER SERVICE. SEE DETAIL ON THIS
DRAWING.
22 3" COLD WATER UP TO CEILING AS HIGH AS POSSIBLE.
23 3" DOMESTIC WATER SERVICE UP THROUGH FLOOR
SLAB.
24 CONTRACTOR TO EXTEND LINE 5'-0" FROM EXTERIOR
WALL OF BUILDING. FOR CONTINUATION SEE CIVIL
DRAWINGS.
HB-1
X
X
X
X X X
X X X X X X X X X X X X X
(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) PG
CODE QTY BOTANICAL / COMMON NAME SIZE ROOT
DECIDUOUS TREES
CO 18 CELTIS OCCIDENTALIS
COMMON HACKBERRY
2" CAL B & B
QA 10 QUERCUS ALBA
WHITE OAK
2" CAL B & B
UP 3 ULMUS AMERICANA 'PRINCETON'
PRINCETON AMERICAN ELM
2" CAL B & B
EVERGREEN/CONFER TREES
AC 39 ABIES CONCOLOR
WHITE FIR
8` HT MIN B & B
LL 22 LARIX LARICINA
TAMARACK
8` HT MIN B & B
PG 28 PICEA GLAUCA
WHITE SPRUCE
8` HT MIN B & B
PM 43 PICEA MEYERI
MEYER SPRUCE
8` HT MIN B & B
PS 65 PINUS STROBUS
WHITE PINE
8` HT MIN B & B
DECIDUOUS SHRUBS
RG 107 RHUS AROMATICA `GRO-LOW`
GRO-LOW FRAGRANT SUMAC
2 GAL CONT
PLANT SCHEDULE
SYMBOL QTY DESCRIPTION
MULCH
7,090 SF SHREDDED NATURAL HARDWOOD MULCH AT 3" DEPTH
SEEDING
107,317 SF SEED MIX MNDOT 25-131
LOW MAINTENANCE TURF
241,454 SF SEED MIX MNDOT 32-241
NATIVE CONSTRUCTION
68,290 SF SEED MIX MNDOT 33-261
STORMWATER
69,848 SF SEED MIX MNDOT 35-241
MESIC PRAIRIE GENERAL
SITE RESTORATION SCHEDULE
25760 C5 - RESTORATION
DATE DESCRIPTION BY
PROJECT
TITLE
SHEET
REVISION SCHEDULE
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
----
LRW
MRW
MRW
21-25760
----
C5-10
RESTORATION AND
PLANTING PLAN
C5-10 RESTORATION AND PLANTING PLAN
---- 21-25760 C5-10
R+L CARRIERS -
OTSEGO
MINNESOTAOTSEGO
PROPERTY LINE (TYP)
0
SCALE IN FEET
1" = 60'
60 120
NOTE:
REFER TO SHEET C5-20 FOR PLANTING DETAILS, LANDSCAPE NOTES, AND IRRIGATION NOTES.
5/13/2024 FULL BUILD-OUT PW
.10
CITY OF OTSEGO CODE
LANDSCAPE REQUIREMENTS:
SCREENING SHALL BE PROVIDED WHERE NONRESIDENTIAL USE IS ACROSS THE STREET FROM A RESIDENTIAL ZONE, BUT
NOT 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 BE
SUFFICIENT 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 UNLESS
OTHERWISE 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.DATE
LIC. NO.DATE
PROFESSIONAL ENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR
REPORT 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 OR
REPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSED
PL
O
T
D
A
T
E
:
5/
9
/
2
0
2
4
1
:
4
1
P
M
07/14/2023 53748
6' FENCE- SEE DETAIL THIS SHEET (TYP)
NOTES:
1.INSTALLATION TO BE
COMPLETED IN
ACCORDANCE WITH TREX
(MANUFACTURER)
RECOMMENDATIONS.
2.CONFIRM FOOTING SIZES
WITH MANUFACTURER.
3.COLOR TO BE WINCHESTER
GRAY OR APPROVED EQUAL.
FRONT VIEW
SECTION VIEWSFENCE BRACKET
96" O.C.
91"
2
1
/
4
"
5
3
/
4
"
3/
8
"
3/
8
"
72
"
18" TYP.
73
5
/
8
"
74
1
/
4
"
60" MIN
6' FENCE DETAIL
SCALE: NTS
POST CAP
TOP RAIL
INTERLOCKING PICKET
ALUMINUM BOTTOM RAIL
FENCE BRACKET
BOTTOM RAIL COVER
CONCRETE FOOTING,
MIN 4,000 PSI
LANDSCAPE EDGING (TYP)
±
N
PROJ. MGR.:
DRAWN BY:
DATE:
SCALE:
OF
SHEET
PROJ. ASSOC.:
DA
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1
CITY OF OTSEGO
COUNTY OF WRIGHT
STATE OF MINNESOTA
RESOLUTION NO: 2026-49
APPROVING SITE AND BUILDING PLANS FOR
LOT 1, BLOCK 1, RLC ADDITION.
WHEREAS, R+L Carriers (“Developer”) owns and operates a cross dock distribution facility at 6900 Queens Avenue; and
WHEREAS, the legal description of the subject property (“Property”) is attached as Exhibit A; and
WHEREAS, the Property is within the East Sewer District and guided for Industrial land uses by the 2023 Comprehensive Plan;
and
WHEREAS, the subject property is zoned I-1, Limited Industrial District; the cross dock distribution facility is a permitted use
within the I-1 District; and
WHEREAS, the Developer is proposing construction of a 5,750 square foot accessory truck was building upon the subject
property; the proposed truck wash is a permitted accessory use to the cross dock distribution facility; and
WHEREAS, the proposed accessory truck wash requires Site and Building Plan review in accordance with Section 11-9-2 of the
Zoning Ordinance; and
WHEREAS, the Planning Report dated 11 June 2026 prepared by the City Planner, The Planning Company LLC, is
incorporated herein.
WHEREAS, the Planning Commission at their regular meeting on 15 June 2026 considered the application; based upon
review of the application and evidence received, the Planning Commission recommended by a 6-0 vote that the City
Council approve the request based on the application and evidence received.
WHEREAS, the City Council considered the application and the recommendation of the Planning Commission at their
meeting on 22 June 2026.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF OTSEGO, MINNESOTA THAT the application for
Site and Building Plan Review is approved based upon the foregoing information and applicable ordinances, 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.
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.
2
b. The exterior doors for the wash bay shall remain closed during operation of the wash system except to
allow vehicles entering or exiting.
c. Sound mitigation shall be employed to minimize noise from any 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.
(Remainder of page blank signatures follow)
3
ADOPTED by the Otsego City Council this 22nd day of June, 2026.
MOTION BY:
SECONDED BY:
IN FAVOR:
OPPOSED:
CITY OF OTSEGO
__________________________________
Jessica L. Stockamp, Mayor
ATTEST:
__________________________________
Audra Etzel, City Clerk
EXHIBIT A
LEGAL DESCRIPTION
Lot 1, Block 1, RLC Addition, Wright County, Minnesota