Item 3.4TPC
The Planning Company
CAN \_ 9l rel FIN
TO:
FROM:
REPORT DATE:
RE:
TPC FILE:
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
Otsego Planning Commission
D. Daniel Licht, AICP
2 December 2020
Otsego — Water Tower #4; Conditional Use Permit
ITEM 3_4
The City of Otsego acquired a 1.72 acre parcel (that includes a drainage and utility easement
already owned by the City) at the southeast quadrant of 70th Street (CSAR 38) and McAllister
Avenue for the purposes of constructing Water Tower #4. The proposed water tower requires
consideration of a conditional use permit for a public utility within the INS District. A public
hearing to consider a conditional use permit for construction of Water Tower #4 has been
noticed for the Planning Commission meeting on 7 December 2020.
Exhibits:
■ Site Location
■ Construction Plans dated 10/30/2020 (9 sheets)
ANALYSIS
Zoning. The subject site was zoned to INS, Institutional District on 14 September 2020 to allow
the City to acquire the property for Water Tower #4. City utility facilities such as water towers
are allowed in the INS District by conditional use permit. Evaluation of the CUP application is to
be based upon (but not limited to) the criteria outlined in Sections 11-4-2.17 of the Zoning
Ordinance:
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 Water Tower #4 facility is an essential service necessary to implement the
Comprehensive Plan policies in accordance with the Water System 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 water tower with planned well locations. The area
surrounding Water Tower#4 south of 70th Street (CSAH 38) is currently agricultural and
planned for future industrial uses. Water Tower #4 is an incidental structure to urban
development with almost no on-site activities that will not cause any compatibility
issues.
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.
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 System Master Plan.
Structure Design. Water Tower #4 is proposed to have a 1.5 Million gallon storage capacity
within the tank at the top of the structure. The structure is constructed with a concrete base
supporting an internal metal tank and surrounding metal exterior surface. The tank portion of
the structure will be painted but the base will remain natural concrete to reduce construction
and future maintenance costs. The proposed exterior finish for the structure complies with the
requirements of Section 11-17-4.F of the Zoning Ordinance for City utility structures as essential
services.
INJ
Water Towers #2 (70th Street/Kadler Avenue), #3 (Queens Avenue/611t Street) and Water
Tower #4 (subject site) are all designed to have their storage tanks at the same elevation as
part of the overall water system, which makes the height of the structure defined by this
elevation relative to the elevation of the water tower site. Water Tower #4 has a height of 158
feet from its base to the top of the domed roof over the structure. The height of Water Tower
#4 within the INS District is allowed as part of the conditional use permit for the facility.
The tank portion of the structure will have up to four City logos visible from surrounding
roadways including 1-94. The proposed logos are defined as signs by the Zoning Ordinance and
allowed without limitation on number or area as City official information in accordance with
Section 11-37-4.A.4 of the Zoning Ordinance.
The City will illuminate the logos using ground mounted spot lights on 35 foot high poles as
allowed by the provisions of Section 11-16-6.8.3 of the Zoning Ordinance. There are also wall
mounted light fixtures above the service doors on the structure. These will be required to have
a 90 degree horizontal cut-off to minimize glare.
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. A conditional use permit was approved by the City Council on 14 September 2020 to
allow for the reduced area of the subject site to accommodate Water Tower #4.
Setbacks. The table below outlines setbacks applicable to the subject site.
Min. Lot
Area
Min. Lot
Width
Required
5.0 ac.
None
Proposed
1.72 ac.
250ft.
Setbacks. The table below outlines setbacks applicable to the subject site.
The proposed location of Water Tower #4 within the lot complies with applicable setback
requirements. The site plan also illustrates utility building locations for potential personal
wireless service providers setback only 20 feet from the east lot line. The site has sufficient
area to accommodate the location of the accessory utility buildings to the south of the water
tower structure while complying with the applicable setback requirements.
Access. The subject site abuts 70th Street (CSAH 38) and McAllister Avenue. Although
McAllister Avenue is a rural gravel roadway, it is the preferred access location for the subject
3
70th Street
(CSAH 38)
McAllister
Avenue.
South
East
Required
30ft.
30ft.
50ft.
50ft.
Proposed
83ft.
137ft.
107ft.
85ft.
The proposed location of Water Tower #4 within the lot complies with applicable setback
requirements. The site plan also illustrates utility building locations for potential personal
wireless service providers setback only 20 feet from the east lot line. The site has sufficient
area to accommodate the location of the accessory utility buildings to the south of the water
tower structure while complying with the applicable setback requirements.
Access. The subject site abuts 70th Street (CSAH 38) and McAllister Avenue. Although
McAllister Avenue is a rural gravel roadway, it is the preferred access location for the subject
3
site based on 70th Street (CSAH 38) being designated as a minor arterial roadway by the
Transportation Plans adopted by Wright County and the City. Water Tower #4 will generate
minimal traffic that will not negatively impact the condition of McAllister Avenue. The
proposed access is setback 158 feet from the south curb line of 70th Street. The proposed
location of the driveway complies with the minimum 125 foot setback required by Section 11-
21-6.13.1 of the Zoning Ordinance.
The proposed driveway within the subject site is shown to be asphalt pavement from the access
to McAllister Avenue to the base of Water Tower #4. The area surrounding the base of Water
Tower #4 providing access around the structure is concrete. The surface of the access to the
personal wireless service utility buildings is gravel. The proposed driveway surfacing complies
with the provisions of Section 11-21-7.0 of the Zoning Ordinance. Curb is not required for the
subject site by Section 11-21-7.1) of the Zoning Ordinance, but is to be constructed at the
perimeter of the asphalt and concrete surfaces.
Grading. The plans prepared by the City Engineer including grading, drainage, and erosion
control. Stormwater from the subject site will be discharged to the existing 70th Street (CSAH
38) stormwater basin at the northwest corner of the subject site and a new stormwater basin at
the southwest corner of the subject site. Areas of the subject site not take up by pavement,
gravel, or structures will be seeded with a low maintenance plant mixture. All grading,
drainage, and erosion control issues are subject to review and approval of the City Engineer.
Utilities. The City is in the process of extending trunk watermain from Martin Farms Avenue
east to the subject site to connect Water Tower #4 into the water system within the West
Sewer District. Trunk water main is also being extended from the water tower location to the
north property line to provide for future connection to a trunk water main that will be
extended east along 70th Street (CSAH 38) to connect the east and west water systems
consistent with the Water System Master Plan. All utility issues are subject to review and
approval of the City Engineer.
:_ •1111 �
Water Tower #4 is a component of the City's utility service capacity necessary for continued
development in accordance with the 2012 Comprehensive Plan and Water System Master Plan.
City staff recommends approval of the application as outlined below.
POSSIBLE ACTIONS
A. Motion to recommend the City Council approve a conditional use permit for
construction of Water Tower #4, subject to the following conditions:
0
1. Exterior lighting of the site and structure shall comply with Section 11-16-6 of
the Zoning Ordinance, subject to review and approval of the Zoning
Administrator.
2. Ground mounted accessory utility buildings shall comply with the setback
requirements of the INS District.
All grading, drainage, and erosion control issues are subject to review and
approval of the City Engineer.
4. All utility issues are subject to review and approval of the City Engineer.
B. Motion to deny the application based on a finding that the request does not comply
with the Zoning Ordinance.
C. Motion to table the request.
Adam Flaherty, City Administrator/Finance Director
Bethany Benting, Deputy City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
Watertower #4 -Site Location Map
Overview
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