ITEM 3.3TPC
The Planning Company
PLANNING REPORT
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
REPORT DATE: 30 October 2019
RE: Otsego — Utilities; Well #1
TPC FILE: 101.01
BACKGROUND
ITEM 3.3
The City of Otsego maintains Well #1 within the Otsego Elementary property owned by ISD 728
as part of the municipal water system within the East Sewer District. The well was originally
developed by ISD 728 for service to Otsego Elementary. The City is proposing to improve this
well to expand capacity within the East Sewer District to meet current and forecast demand. As
part of the expansion, the City is proposing to acquire a parcel of land encompassing the well
from ISD 728. The Otsego Elementary property is zoned INS, Institutional District. The
proposed parcel to be acquired by the City is less than the minimum area and width required
within the INS District. Section 11-32-5.13 of the Zoning Ordinance allows for establishment of
lots with less than the zoning district minimum for essential service uses. A public hearing to
consider a conditional use permit to allow the proposed lot is to be held by the Planning
Commission on 4 November 2019.
Exhibits:
■ Site Location Map
■ Site Plan
ANALYSIS
Use. The well was originally constructed to provide service to Otsego Elementary before the
City had established a municipal water utility. The City later acquired the well from ISD 728
with an easement for access to the facility. Well facilities are allowed as a conditional use
within the INS District. The original construction of the well did not require a condition use
permit as it was accessory to Otsego Elementary. Section 11-6-1 of the Zoning Ordinance
provides that the existing well is considered to have an approved conditional use permit. The
improvement of the existing well is not deemed to require a conditional use permit
amendment as the intensity of the above ground activity will not change as a result of the
project meeting th'e criteria set forth in Section 11-4-4 of the Zoning Ordinance.
Lot Requirements. Section 11-90-7.A.1 of the Zoning Ordinance requires uses within the INS
District to have a minimum lot area of 5 acres unless reduced by conditional use permit. There
is no minimum lot width requirement within the INS District. The proposed well parcel is to be
0.476 acres in area. The area of the proposed parcel is sufficient to accommodate the
proposed well, above ground well head, and electrical box with a 55 foot setback from side and
rear lot lines as required by the Minnesota Department of Health. The structures are setback
105 feet from the CSAH 42 right-of-way line. The location of the planned structures comply the
setback requirements of the INS District established by Section 11-90-7.13.2 of the Zoning
Ordinance.
Access. The existing well is accessed via a driveway directly from River Road (CSAH 42). This
access is to continue to be maintained for access to the improved well facility. There is an area
from the driveway for off-street parking of service vehicles. Section 11-21-7.C.1 of the Zoning
Ordinance requires this access to be surfaced with materials suitable to control dust and
drainage and Section 11-21-7.D of the Zoning Ordinance exempts the use from providing
concrete curb. Section 11-21-6.E of the Zoning Ordinance requires the proposed access to be
setback a minimum of 5 feet from the side property line.
Subdivision. The proposed subdivision of the well parcel from the Otsego Elementary property
is to be processed as an administrative subdivision in accordance with Section 10-4-4 of the
Subdivision Ordinance. Administrative subdivisions are subject to review and approval of the
Zoning Administrator.
RECOMMENDATION
Our office recommends approval subject to the conditions outlined below.
POSSIBLE ACTIONS
A. Motion to recommend approval of a conditional use permit to allow for subdivision of a
lot within the INS District for Otsego Municipal Well #1 subject to the following
conditions:
1. Administrative subdivisions of the proposed lot shall be subject to review and
approval of the Zoning Administrator in accordance with Section 10-4-4 of the
Subdivision Ordinance.
2. Access location to the proposed lot shall comply with the provisions of Section
11-21-6 of the Zoning Ordinance.
2
Off-street parking areas shall comply with Section 11-21-7 of the Zoning
Ordinance.
B. Motion to recommend the application be denied based on a finding that the request is
inconsistent with the Comprehensive Plan and intent of the Zoning Ordinance.
C. Motion to table.
C. Adam Flaherty, City Administrator/Finance Director
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
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I DATE REVISION I hereby certify that this plan, specification, or report was pF51G,'fm R: _ L
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