ITEM 3.2ITEM 3_2
TPC
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: 25 August 2020
RE: Otsego — Watertower #4; Zoning Map Amendment/CUP
TPC FILE: 101.01
BACKGROUND
The City of Otsego has entered into a purchase agreement to acquire a 1.72 acre parcel (that
includes a drainage and utility easement already owned by the City) at the southeast quadrant
of 70th Street (CSAH 38) and MacAllister Avenue for the purposes of constructing Watertower
#4. The subject site is currently zoned A-1, Agriculture Rural Service District. The City has
initiated the rezoning of the property to be acquired by the City to INS, Institutional District and
a conditional use permit for a lot less than the minimum required within the INS District for the
subdivision of the existing parent parcel. A public hearing to consider the Zoning Map
amendment and a conditional use permit has been noticed for the Planning Commission
meeting on 8 September 2020.
Exhibits:
■ Site Location
■ Certificate of Survey
ANALYSIS
Zoning. Government utility buildings are allowed as a conditional use in the A-1 District. The
City also has established an INS, Institutional District for the specific purpose of locating public
service facilities. Municipal facilities such as watertowers are also allowed in the INS District by
conditional use permit. The City will need to process a conditional use permit application upon
completion of the plans and specifications for Watertower #4 which are in progress by the City
Engineer.
Lot Requirements. The table below illustrates the lot requirements of the INS District. The
proposed water tower site meets all of the applicable lot requirements except the minimum lot
area. Section 11-90-6.M of the Zoning Ordinance allows for a reduction in the minimum lot
area as a conditional use provided that compatibility with surrounding uses is maintained.
Criteria. Evaluation of the Zoning Map amendment and the CUP applications is to be based
upon (but not limited to) the criteria outlined in Sections 11-3-2.F and 11-4-2.F of the Zoning
Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: The Comprehensive Plan establishes that sewer and water utilities are to be
provided for the purposes of accommodating anticipated growth with a compact, urban
form with staged expansion polices to manage development, provide for a balance of
residential use types, and increase commercial and industrial development. The
proposed Watertower #4 facility is an essential service necessary to implement the
Comprehensive Plan policies in accordance with the Water Master Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site was selected based upon topography and the design of the
water system to balance the watertower with planned well locations. The area
surrounding Watertower#4 is agricultural. The area is planned for future commercial
and business warehouse uses as part of the Kittredge Crossings PUD master plan. The
proposed watertower is an incidental structure to urban development and is not
anticipated to cause any compatibility issues. Watertower #4 will have almost no on-
site activity and no compatibility issues are anticipated due to the reduced lot 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 conform to all applicable performance standards
established by the Zoning Ordinance.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The proposed use will generate minimal traffic limited to inspection of the
facility operation.
Fil
Min. Lot Min. Lot
Area Width
Required
5.0 ac. None
Proposed
1.72 ac. 250ft.
Criteria. Evaluation of the Zoning Map amendment and the CUP applications is to be based
upon (but not limited to) the criteria outlined in Sections 11-3-2.F and 11-4-2.F of the Zoning
Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: The Comprehensive Plan establishes that sewer and water utilities are to be
provided for the purposes of accommodating anticipated growth with a compact, urban
form with staged expansion polices to manage development, provide for a balance of
residential use types, and increase commercial and industrial development. The
proposed Watertower #4 facility is an essential service necessary to implement the
Comprehensive Plan policies in accordance with the Water Master Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site was selected based upon topography and the design of the
water system to balance the watertower with planned well locations. The area
surrounding Watertower#4 is agricultural. The area is planned for future commercial
and business warehouse uses as part of the Kittredge Crossings PUD master plan. The
proposed watertower is an incidental structure to urban development and is not
anticipated to cause any compatibility issues. Watertower #4 will have almost no on-
site activity and no compatibility issues are anticipated due to the reduced lot 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 conform to all applicable performance standards
established by the Zoning Ordinance.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The proposed use will generate minimal traffic limited to inspection of the
facility operation.
Fil
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 facility will contribute to the City's service capacity in accordance
with the Water Master Plan.
RECOMMENDATION
The proposed Watertower #4 site is an essential service necessary to implement the City's
plans for development in accordance with the Comprehensive Plan and Water Master Plan. As
such, we recommend approval of the applications as outlined below:
POSSIBLE ACTIONS
Motion to approve a Zoning Map amendment and conditional use permit for the
purpose of acquiring property for construction of Watertower #4 based on a finding that
the action is consistent with the Comprehensive Plan.
2. Motion to deny the application based on a finding that the request is not consistent
with the Comprehensive Plan.
3. Motion to table the request.
C. Adam Flaherty, City Administrator/Finance Director
Tami Loff, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
118500293400
,z 38 70TH ST NE
118500321100
1;18500322200
67TH T NE
118500321400
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LEGEND
O = Iron monument set and marked
with license No. 49138.
EXISTING PROPERT
(PER DOC. NO. A1106311)
The Northeast Quarter of the Northeast Quarter (NE9 NEX),
Section Thirty-one (31), Township One Hundred Twenty-one
(121), Range Twenty-three (23), Wright County, Minnesota.
Containing 40 acres, more or less.
NOTES:
1. In providing this survey no attempt has been
made to obtain or show data concerning existence, size depth,
condition, capacity or location of any utility existing on the site,
whether private, municipal or public owned.
2. The professional surveyor has made no investigation or Independent
arch for easements of record, encumbrance, restrictive covenants,
ownership title evidence, or any other facts that an accurate and
current title search may disclose.
3. Square footage of lot is 65,365 sq. ft. or 1.50 acres.
That part of the Northeast Quarter of the Northeast Quarter of Section 31, Township 121, Range 23, Wright
County, Minnesota, described as follows:
Commencing at the point of intersection of the East line of the West 33.00 feet of said Northeast Quarter of
the Northeast Quarter, with a line to be hereinafter referred to as *Line A', being a line drawn parallel with
and distant 55.00 feet Southerly of the following described centerline:
Commencing at the Northwest comer of acid Section 31; thence South 89 degrees 32 minutes 32 seconds
East, assumed bearing along the North line of the Northwest Quarter of said Section 31, a distance of
2574.55 feet to the point of beginning of the centerline to be described; thence Southeasterly a distance
of 579.94 feat along o tangential curve concave to the Southwest, having o radius of 1186.00 feet and a
central angle of 28 degrees 01 minutes 00 seconds; thence South 61 degrees 31 minutes 32 seconds
East tangent to said last described curve, a distance of 253.37 feet; thence Easterly a distance of 672.16
feet along a tangential a concave to the Northeast, having a radius of 1345.00 feet and a central
angle of 28 degrees 38 minutes 00 seconds;thence North 89 degrees 50 minutes 28 seconds East
tangent to said last described curve, a distance of 648.00 feet; thence Northeasterly a distance of 614.71
feet along a tangential verve concave to the Northwest, having a radius of 1345.00 feet and a central
angle of 26 degrees 11 minutes 09 seconds; thence North 63 degrees 39 minutes 19 seconds East
tangent to sold lost described curve, a distance of 372.72 feet and said centerline there terminating.
Thence Southerly, along said East line of the West 33.00 feet of the Northeast Quartet of the Northeast
Ouarten a distance of 110.00 feet to the point of beginning of the land to be descr@ed; thence Eastedy,
parallel with said 'Line A a distance of 60.00 feet; thence Northeasterly, to a point on said 'Line A" distant
115.00 feet Easterly of said point of commencement, as measured along said "Line A'; thence Easterly, along
said 'Line A", a distance of 185.00 feet to the East line of the West 333.00 feet of sold Northeast Quarter
of the Northeast Quarter, thence Southerly. along sold East line of the Wast 333.00 feet, a distance 250.00
feet; thence Westedy, parallel with said 'Line A', a distance of 300.00 feet to a point on sold East line of
the West 33.00 feet; thence Northerly, along said East line of the West 33.00 feet, a distance of 140 feet to
the point of beginning.
Certificate of Survey
r
City of Otsego
4. This lot is in Section 31 Township 121 Range 23
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PROPERTY OWNER:
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Family Limited Partnership
PID/ 118-500-311100
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