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Item 4.3 Mississippi Landing9 ot CIe F o MINNESOTA DEPARTMENT INFORMATION Request for City Council Action ORIGINATING DEPARTMENT DEPARTMENT MEETING DATE: Planning City Planner Licht 22 March 2021 PRESENTER(s) REVIEWED BY: ITEM #: City Planner Licht City Administrator/Finance Director Flaherty 4.3 — Mississippi Landing STRATEGIC VISION MEETS: THE CITY OF OTSEGO: X Is a strong organization that is committed to leading the community through innovative communication. 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. X Is a distinctive, connected community known for its beauty and natural surroundings. AGENDA ITEM DETAILS RECOMMENDATION: City staff recommends the City Council provide comment for a PUD Concept Plan. ARE YOU SEEKING APPROVAL OF A CONTRACT? IS A PUBLIC HEARING REQUIRED? No Held by Planning Commission 15 March 2021 BACKGROUND/JUSTIFICATION: Modern Construction of Minnesota, Inc. has submitted a PUD Concept Plan for a mixed -use development of 12.58 acres located east of TH 101 and south of 901h Street. The subject site consists of two lots with an area of 6.01 acres and one outlot with an area of 6.57 acres. The concept plan proposes development of multiple family dwellings, hotel, retail, office, and service commercial uses within the two commercial lots and improved public open space and docks on the Mississippi River within the outlot. PUD concept plan applications are processed in accordance with Section 11-36-4.0 of the Zoning Ordinance to provide comment to the developer as to the acceptability of the land use. The City requires that PUD concept plan reviews include a public hearing before the Planning Commission so that surrounding property owners have an opportunity to be informed about the project and ask questions or provide comment. Comments by the Planning Commission and City Council regarding a PUD Concept Plan are not binding upon either the City or the developer but intended to advise a developer in their decision whether to proceed with preparation of plans for a formal development application. A public hearing to consider the PUD Concept Plan application was held by the Planning Commission at their meeting on 15 March 2021, Mr. Jesse Hartung was present as the applicant. Draft minutes of the Planning Commission discussion are attached for information. The Planning Commission closed the public hearing and voted 7-0 to support the concept plan subject to the comments listed by City staff. SUPPORTING DOCUMENTS ATTACHED: I ■ Planning Report dated 11 March 2021 ■ Draft minutes of the Planning Commission meeting 15 March 2021 POSSIBLE MOTION PLEASE WORD MOTION AS YOU WOULD LIKE IT TO APPEAR IN THE MINUTES: Motion to support the PUD Concept Plan for Mississippi Landing subject to the comments outlined in the Planning Report dated 11 March 2021. BUDGET INFORMATION FUNDING: BUDGETED: N/A N/A The Planning Company PLANNING REPORT T0: FROM: REPORT DATE 60-DAY DATE RE: TPC FILE: BACKGROUND 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com Otsego Planning Commission D. Daniel Licht, AICP 11 March 2021 24 April 2021 Otsego —Mississippi Landing; PUD Concept Plan 101.02 Modern Construction of Minnesota, Inc. has submitted a PUD Concept Plan for amixed-use development of 12.58 acres located east of TH 101 and south of 90th Street. The subject site consists of two lots with an area of 6.01 acres and one outlot with an area of 6.57 acres. The concept plan proposes development of multiple family dwellings, hotel, retail, office, and service commercial uses within the two commercial lots and improved public open space and Jocks on the Mississippi River within the outlot. PUD concept plan applications are processed in accordance with Section 11-36-4.0 of the Zoning Ordinance to provide comment to the developer as to the acceptability of the land use. The City requires that PUD concept plan reviews include a public hearing before the Planning Commission so that surrounding property owners have an opportunity to be informed about the project and ask questions or provide comment. A public hearing to consider the PUD Concept Plan application has been noticed for the Planning Commission meeting on15 March 2021 at 7:OOPM. Exhibits: ■ Site Location Map ■ PUD Concept Plan ■ Aerial illustration 1 ANALYSIS Comprehensive Plan. The Comprehensive Plan guides the subject site for commercial land uses. The Multiple Family Housing Study approved by the City Council on 14 September 2020 recommends amending the Future Land Use Plan to guide the subject site for mixed -use development including residential and commercial land uses. The proposed mixed of residential and commercial uses shown on the proposed concept plan is consistent with the recommendations of the Multiple Family Housing Study. Consistency with the Comprehensive Plan will require that the developer provide for construction of both the residential and commercial land uses proposed by the concept plan. Initial development of the residential uses proposed by the concept plan without corresponding timely construction of the planned commercial uses would compromise the intent of the Comprehensive Plan to provide for a mixed -use, not solely residential development. The Planning Commission and City Council may require a phasing plan as a condition of a PUD Development Stage Plan and preliminary plat approval ensuring that the developer performs as to construction of both residential and commercial land uses within the subject site. One element of the Multiple Family Housing Study that is to be implemented through the Comprehensive Plan that also must be considered relative to the proposed concept plan is the intent to limit the number of multiple family dwelling units within the City to not more than 10 percent of the total housing stock. The existing housing information included in the Multiple Family Housing Study was up to date through 2019. Adding the construction that occurred in 2020, multiple family dwelling units as a percentage of the total housing stock is 7.6 percent. Zoning. The subject site is zoned PUD, Planned Unit Development District. Allowed uses within the PUD District currently include only those permitted, conditional, interim, and accessory uses provided for within the B-3, General Business District. The uses proposed by the concept plan are all allowed uses within the B-3 District except multiple family dwellings. Section 11-91-2 of the Zoning Ordinance makes any use allowed within the zoning districts established by the Zoning Ordinance as potentially allowed uses within a PUD District. Allowance of the multiple family dwellings as proposed by the concept plan would require approval of an amendment to the existing PUD District concurrent with application for PUD Development Stage Plan and preliminary plat approval. Surrounding Uses. The subject site is surrounded by the existing and planned land uses shown in the table below. The proposed mixed -use development would transition to the uses developed within Waterfront East to the north through Outlot A. The Highway 101 Market is also compatible with the proposed use, although screening of the outdoor storage area should be considered, but would be difficult to implement given the proposed building heights illustrated on the concept plan. 2 Direction Land Use Zoning Existing Use North Commercial Park PUD District Highway 101 Market Carrick's Landing East -- -- Mississippi River South Rural A-1 District Mississippi Riverwood campground West I-- --I Trunk Highway 101 Buildings. The concept plan illustrates six buildings on the subject site (with Buildings 1, 2, and 5) attached. Only two of the buildings have an identified use: Building 3, which shown as a hotel and a 6,000 square foot commercial building labeled as a drive through opportunity at the northwest corner of the subject site. Building materials are not discernable from the concept plan. Multiple family buildings are subject to the exterior finish requirements established by Section 11-17-4.C.3 of the Zoning Ordinance and commercial buildings are subject to the exterior finish requirements within Section 11-17-4.D.1 of the Zoning Ordinance. The primary distinction between the two sets of requirements would be the minimum amount of masonry materials required, which 50 percent of the wall area for multiple family buildings and 65 percent of the wall area for commercial buildings. A PUD Development Stage Plan application for the proposed development would define the type and percentages of required materials for the buildings shown on the concept plan in consideration of the existing requirements established by the Zoning Ordinance. The concept plan illustrates that Building 1 and the northwest building are one story structures, Building 2 is five stories in height, Buildings 3 and 4 are each four stories in height, and Building 5 is eight stories in height. There also are rooftop greenspaces, patios, and recreation facilities illustrated atop Buildings 1, 2, 3, and 4. The existing zoning of the subject site allows buildings up to three stories in height. The Holiday Inn, Guardian Angels Riverview Landing senior housing, Parkview Grand apartments, The Village apartments, and Riverbend North apartments are the tallest multiple family or commercial structures in Otsego at four stories in height. The proposed height of the buildings shown on the concept plan may be allowed through a PUD District if the Planning Commission and City Council approve. Lot Requirements. Multiple family uses are currently required to provide a minimum of 2,500 square feet of lot area per dwelling unit, with potential reductions of up to 500 square feet for buildings constructed adjacent to commercial area and with underground parking. The 2020 Multiple Family Housing study recommended allow development of apartments within mixed - use areas with a requirement of 2,000 square feet per dwelling unit, which is a density of almost 21 dwelling units per acre. The number of apartments alone proposed by the concept plan equals 1,442 square feet of lot area per dwelling unit or approximately 30 dwelling units per acre. The intensity of a mixed -use development that includes residential and commercial uses may best be regulated through a maximum floor area ratio, which is the measurement of building floor area in relation to area of the lot that the building is located upon (floor area _ lot area): 3 r' FAR • 0Is FAR a10 PAR = � 5 The developer has not provided sufficient information with the concept plan to determine the floor area ratio for the proposed development based on the 6.01 acre area of the two lots or the total 12.58 acre area including Outlot A. The starting point for a discussion of the intensity of uses on the entire 12.58 acre subject site should be a floor area ratio of 03 or 384,000 square feet of net building area. The maximum floor area ratio allowed for the subject site would be subject to review by the Planning Commission and approval of the City Council with the application for PUD Development Stage Plan and preliminary plat approval. Setbacks. Setbacks may be established for a PUD District and modified by a PUD Development Stage Plan. Based on the setback requirements established for the Waterfront East PUD District to the north, we recommend a 30 foot setback from Quantrelle Avenue and at least a 10 foot setback from the north and south lot lines. The east lot line abutting Outlot A provides separation from the Mississippi River and any applicable setback requirements related to the Wild, Scenic and Recreational River District. The buildings within Waterfront East have been allowed to build to the lot line with the outlot encompassing the regional stormwater basin and the same approach is appropriate for the subject site to maximize the buildable area outside of the Wild, Scenic and Recreational River District. Access. The subject site is accessed via Quantrelle Avenue. Quantrelle Avenue is an existing two-lane street with shoulders and concrete curb having a width of 32 feet. There is no sidewalk on Quantrelle Avenue, which should be added as a condition of the development to provide pedestrian connectivity. Quantrelle Avenue intersects 90th Street at a four-way intersection (with stop sign control on all but the west leg of the intersection) to the north of the subject site. The only access to the area east of TH 101 at the CSAH 39 intersection is via 90th Street. City staff recommends that application for PUD Development Stage Plan and preliminary plat approval include a traffic study prepared at the developers cost by a qualified Transportation Engineer to estimate the traffic generated by the uses shown on the concept plan, as well as the existing and potential uses east of the TH 101 and CSAH 39 interchange, to evaluate the capacity of the public streets in the area to accommodate proposed development of the subject site. Off -Street Parking. The off-street parking that must be provided within the subject site would be the cumulative number of stalls calculated in accordance with Section 11-21-8 of the Zoning Ordinance. There is the likely occurrence as a mixed -use development that there would be business interchange and varied peak demand for off-street parking that must be considered in determining the total number of parking stalls necessary for the uses proposed by the concept plan. To this end, the traffic study to be provided by the developer with the PUD Development Stage Plan and preliminary plat application should also provide for an analysis of parking generation and demand so as to determine the number of parking stalls to be required for the proposed development. Outlot A. Outlot A is subject to the provisions of the Wild Scenic Recreational River District adopted by the City as Chapter 92 of the Zoning Ordinance in accordance with Minnesota Rules. Private recreational uses are a conditional use within Subdistrict C of the WSRR District subject to management plan standards subject to DNR review and City Council approval, including: ■ Structures within Outlot A must be setback 75 feet from the Ordinary High Water Level and 30 feet from the bluff line. ■ Impervious surfaces are limited to 25 percent of the area of Outlot A. ■ Common dock structures may be allowed in accordance with DNR rules, which require in part seasonal removal of the docks during winter. ■ Vegetative cutting within 100 feet of the OHWL and 20 feet of the bluff line is restricted to selective removal of trees larger than four inches in diameter at four feet above grade to maintain a continuous canopy Outlot A includes a City park easement for a trail along the Mississippi River extending south of Carrick's Landing and out to Quantrelle Avenue, The City may require dedication of a park easement over all of Outlot A as a condition of approval for a PUD Development Stage Plan and preliminary plat approval based on the change in land use and significant increase in intensity of use of the two lots within the subject site. The intent of the park easement would be that Outlot A would remain a privately owned -publicly accessible open space. Utilities. The proposed development would be served by City sewer and water utilities. There are existing trunk sewer and water lines within Quantrelle Avenue adjacent to the subject site. The proposed development would be subject to payment of utility availability and connection charges based on the residential equivalent connection rate for the uses shown on the concept plan and City fee schedule in effect. All utility issues are to be subject to review and approval by the City Engineer as part of a PUD Development Stage Plan and preliminary plat application. The City Engineer would need to complete a study of utility capacity for the proposed development based on more specific information regarding the square footages and uses proposed. Water flow capacity for fire protection or additional accommodations at the building will be need to be reviewed especially if eight stories are allowed as pressure to the top floors may be compromised necessitating booster fire pumps. Sewer capacity is a more primary concern as the property is to be served by an existing lift station in place at the south terminus of Quantrelle Avenue. This lift station and force main was sized based on an estimated 3.5 RECs/acre of sewer flow for the two lots, or 21 RECs. The proposed number of apartments is more than 18 times the number of RECs estimated for the subject site. The cost of upgrading the utilities for the proposed development would be expected to be a developer responsibility unless the City Council agrees to a different arrangement. Grading Plan. The eastern portions of the two lots and all of Outlot A are within the Floodway zone along the Mississippi River. As shown in the image below, the Floodway effects the location of Buildings 1, 2, and 5. Fill cannot be placed within the Floodway zone without a 1:1 replacement of flood storage capacity. �E ENE .X r� Areas of the two lots outside of the Floodway are also within the 100-year Flood Plain designated as Zone AE). The flood plain may be filled to allow for construction of buildings the elevation of the buildings and area 15 feet surrounding it are not more than 1 foot below the regulatory flood elevation and lowest finished floor at least feet above the regulatory flood elevation. Public street and private drive access to the proposed development must also not be more than two feet below the regulatory flood elevation. The proposed concept plan illustrates a below grade parking garage accessed near the south line of the subject site. Construction of a below grade parking garage in this area may be problematic due to floodplain development requirements and water table issues. The same issues caused the enclosed parking at Guardian Angels Riverview Landing to be constructed at grade. 0 The developer must provide a grading plan to elevate the site to meet the requirements of the Zoning Ordinance regarding the floodplain. The grading plan must also include stormwater management calculations for the treatment storage and rate control of stormwater runoff generated within the subject site. Outlot A is bisected north -to -south by a drainageway overlaid by a drainage and utility easement to provide an outlet for the City regional stormwater basin to the north within Outlot A, Waterfront East. The outlet for the regional stormwater basin must be maintained as part of the grading plan for the subject site to the point at which the stormwater is discharged to the Mississippi River. All floodplain, grading, drainage, and erosion control issues are to be subject to review and approval of the City Engineer with application for PUD Development Stage Plan and preliminary plat approval. RECOMMENDATION The proposed PUD concept plan for Mississippi Landing is a high-level view as to the potential scope of development. The Planning Commission should provide comment to the developer as to the acceptability of the proposed land uses; the ratio of residential and commercial land uses as part of a mixed -use development; the number, massing, and height of proposed buildings; and response to the proposed privately maintained amenities along the Mississippi River. Significant technical issues must be resolved prior to an application for PUD Development Stage Plan approval including floodplain and water table issues, completion of a traffic study and parking analysis, evaluation of sewer capacity for the proposed development, and compliance with Wild and Scenic Recreational River regulations. The feedback provided by the Planning Commission is intended to advise the developer as to whether the City has sufficient interest in the proposed development to warrant the investment in time and expenses to resolve the technical issues of the project. POSSIBLE ACTIONS A. Motion to recommend support for the proposed PUD Concept Plan for Mississippi Landing subject to the following comments: 1. The proposed development shall require the following applications to be processed in accordance with the provisions of the City Code: a. Comprehensive Plan amendment revising the Future Land Use Plan to guide the subject site for mixed -use land uses. b. PUD District amendment to allow multiple family dwellings. c. PUD Development Stage Plan. d. Preliminary plat. e. Final plat. 7 2. The exterior finish requirements for principal buildings shall be determined by the PUD Development Stage Plan based upon the provisions of Section 11-17- 4.C.3 and Section 11-17-4.D.1 of the Zoning Ordinance. 3. The maximum height for principal buildings shall not exceed four stories unless approved by the City Council as a PUD Development Stage Plan. 4. The maximum floor area ratio proposed development shall not exceed 0.7 unless approved by the City Council as a PUD Development Stage Plan. 5. Development of the subject site shall be setback 30 feet from Quantrelle Avenue and 10 feet from the north and south lot lines; there shall be no setback required from lot lines internal to the preliminary plat of the subject site. 6. The developer shall submit with application for PUD Development Stage Plan and preliminary plat approval a Traffic Study analyzing trip generation, street capacity, and off-street parking demand for the proposed development, subject to review and approval of the City Engineer. 7. Development of Outlot A shall comply with the provisions of the WSRR District. 8. Outlot A shall be designated by the PUD Development Stage Plan as privately maintained — publicly accessible open space be overlaid by a park and trail easement in satisfaction of Park Dedication requirements for the proposed development required by Section 10-8-15 of the Subdivision Ordinance. 9. All utility issues shall be subject to review and approval of the City Engineer; utility availability charges shall be paid at the time of final plat approval; utility connection charges shall be at the time a building permit is issued for each principal building. 10. All floodploin , grading, drainage, and erosion control issues shall be subject to review and approval of the City Engineer. B. Motion to not support the concept plan based on a finding that the request is inconsistent with the Comprehensive Plan. C. Motion to table. c. Adam Flaherty, City Administrator/Finance Director Audra Etzel, City Clerk Ron Wagner, City Engineer David Kendall, City Attorney Site Location Overview Legend Roads CSAHCL CTYCL — MUNICL — PRIVATECL — TWPCL Highways Interstate — State Hwy — US Hwy City/Township Limits ❑ c ❑t ❑� Parcels Torrens MC MUDERN CONSTRUCTION ❑ F M I N N E S O T A Mississippi Landing Mixed -Use Development General: -380 Market rate apartment units ranging from studios to penthouses. -40 Hotel units onsite with shared amenities offering multiple unit types including kitchens. -Main level commercial/retail/office pedestrian courtyard with up to 65,300 sgft of commercial space -Drive through opportunity on site up to 6,000sgft of space -Restaurant onsite with rooftop dinning and banquet/meeting room facilities -Roughly 275,000sgft of environmentally friendly, state of the art mixed use space -500+ underground parking spaces with parking ramp options if additional capacity is needed -Privately owned and operated building by local resident and business owner includes the apartments, Synergies make this possible to do at a high level and yet present a compelling shop, event center, and recreational equipment rentals. and affordable option to the community. hotel units, restaurant, coffee Amenities -Multi-layer green roofs with tenant gardens, workspaces, rooftop lounge pool -full ground level resort style indoor/outdoor pool and hot tub area with zero entrance for kids -Fitness facilities: gym, yoga rooms, sauna, running track, river access rental equipment -Incorporating many small private nooks/workspaces for people that work from home or kids doing distance learning -Rooftop lounge pool with infinity edge on the river- major wow factor to highway traffic -Private courtyards, gathering, and information spaces -Single bill living to include all bills: utilities, TV, phone, Cable, trash. Huge quality of life improvement. Green building initiatives -TSTUD framing (first mixed use building in the nation) -Solar panel installations on all roofs, exploring Geothermal HVAC potential with the river and DNR -Onsite raised be gardens for all tenants -Vertical gardens along the facade -Led lighting package with automatic light sensors, triple pane windows, -All rooftops will be green roofs -capture and store rainwater for onsite irrigation, filter for saltwater pool use Public Greenspace &Amenities -Public greenspace and commercial courtyards in ecologically and pedestrian friendly "downtotivn style" development -Rooftop public river views, public gathering spaces -Electric car and bike charging stalls in the parking ramp and along the street. -Expand the existing city trail along the river and add new public amenities -Public heated underground parking 100% free -Public street/ramp parking if needed, bike lockers, rideshare pickup/drop off locations -Expansion of existing park to include dock access on the river, river overlook, picnic tables, amphitheater, pond feature, and so many more opportunities. -Winter wonderland with ice skating, sledding hills, warming stations, holiday light displays, snow shoeing and more -Dedicated greenspace area for farmers market and other public events -Public courtyard, gathering, and information space with public restrooms and access to the underground parking ---Commitment to be the first Autonomous Vehicle Operation in the region----- *update city ordinance. 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Roll Call: Chair Alan OffeI I Commissioners: Charles Foster, David Thompson, Jim Kolles, Aaron Stritesky*, Richard Nichols*, Pam Black* and Vern Heidner*; Absent: None; Present: City Council: CM Tom Darkenwald, Mayor Jessica Stockamp*, CM Tina Goede*. City Staff: City Planner Daniel Licht and Deputy Clerk Bethany Benting. (*present via teleconference) 1. Announcements: City Planner Licht stated that some Commissioners are participating via teleconference in accordance with Minnesota Statute 13D.015. City Planner Licht stated that Commissioner Heidner would be abstaining from voting. 2. Consider the followincLminutes: 2.1 Planning Commission March 1, 2021. Commissioner Thompson motioned to approve the minutes as written. Seconded by Commissioner Foster. Roll Call: Those for; Offerman, Kones, Foster, Thompson, Black, Nichols, Those opposed; None. Commissioner Stritesky abstained, Motion carried. 6-0 3. Public Hearing Items: 3.1 Mississippi Landing: A PUD Concept Plan for development of 380 multiple family dwelling units, 40 hotel units 65 300sf of commercial/retail/office space, restaurant, separate 6,000sf. pad with drive up potential. City Planner Licht presented the Planning Report. Applicant, Jesse Hartung of Modern Construction, Inc., was present and agreed to the staff report. Chair Offerman opened the Public Hearing at 7:12 PM. Eric 011estad with Value Homes, Blaine, stated he is a partner with Mr. Hartung in the development and supports the concept plan as unique to the region. Minutes of the Otsego Planning Commission March 15, 2021 Page 2 Chair Offerman closed the Public Hearing at 7:16 PM. Commissioner Foster asked what kind of experience and credentials Mr. Hartung has for the project. Mr. Hartung explained his experiences is in single family construction, but he will be working with partners with experience. Commissioner Foster also asked what kind of budget is there and what is the time line for the project. Mr. Hartung said it will be an $80 million investment and they are planning three phases development with the largest building going up last. Mr. Hartung said it may take five years to build depending on the market. Commissioner Thompson commented on the proposed height of the buildings and asked why Otsego would want to go any higher. Mr. Hartung explained the difference between construction of buildings four stories and under versus those over four stories. Mr. Hartung also said the building is to be visible from TH 101 and US Hwy 169 and to provide views of the Mississippi River. Commissioner Black asked about the fire concerns with the height of the proposed buildings. City Planner Licht said an issue might be the water pressure and flow issues with the height of the tallest building that will need to be reviewed. Commissioner Stritesky said he really likes the idea of a development that showcases and takes advantage of proximity to the Mississippi River, Commissioner Stritesky especially likes that there will be a public access park that will be maintained privately. Commissioner Black asked if Mr. Hartung had any concerns about the current market for commercial space given the amount proposed within the development. Mr. Hartung said the mixed use creates a market and will bring good tenants, for both commercial and hotel units. Commissioner Foster asked about the location of the commercial space. Mr. Hartung said the commercial space is on the first floor of each building. Commissioner Thompson asked people would park. Mr. Hartung said all of the parking is planned to be below the buildings in a shared garage. Mr. Hartung said the site can be graded to keep the appearance of below grade parking while addressing water table issues. Commissioner Foster asked about the water table within the site. Mr. Hartung said he looked into that and understand it's a concern. Chair Offerman ask City Planner Licht about the percentage of multiple family dwellings within the City. City Planner Licht explained that it is currently less than 10 percent and Minutes of the Otsego Planning Commission March 15, 2021 Page 3 will go down as construction of new homes continues. Commissioner Thompson stated the City would be at their cap if allowing this. City Planner Licht explained that the on- going construction of single family homes and phased development of the project would allow the City to stay within its goal for a limit on multiple family dwellings. Chair OIerman said he is concerned about the proposed building height, which would need to be looked at closer for a specific building. Chair Offerman also said likes the open space along the Mississippi River and public access to it. Commissioner Thompson asked about the proposed dock facility. Mr. Hartung said they are planning on watercraft rentals from the dock and noted that the City of Champlin already approved a similar dock on the Mississippi River. Commissioner Thompson said he likes the project idea, but he is concerned about the height of the buildings, the proposed density and maintaining the City's limit of 10 percent multiple family dwellings. Commissioner Foster asked if the City's limit on apartments includes senior housing. City Planner said senior housing is currently include in the calculation of housing types as apartments. Commissioner Thompson asked how many senior living units we have. City Planner Licht said Guardian Angels has 142. Commissioner Foster said he is concerned if they put all of the planned units here, it would use up all of the potential units within the City under the policy. Mr. 011stad commented that he is a real estate agent and said we are in the beginning of a housing boom. Commissioner Thompson said he agrees there is a housing boom but doesn't want an empty half -built construction just sitting there. Chair Offerman asked how phasing the development would affect the City's limit on 10 percent multiple family dwellings. City Planner Licht explained that the allocation of dwelling units could be dealt with either for the overall project or in phases. Commissioner Black stated she does not support an eight story building. Commissioner Kolles said he thinks the project is a great idea but he also does not support an eight story building. Commissioner Kolles asked about stormwater runoff to the Mississippi River. City Planner Licht said that stormwater must be managed in accordance with City ordinances and MPCA rules. Commissioner Foster asked for more information about the retail space. Mr. Hartung said they are looking for a mix of retail, office space, coffee shop, dry cleaners, drive through, etc. Minutes of the Otsego Planning Commission March 15, 2021 Page 4 Commissioner Foster asked about proposals undeveloped portion of the Highway 101 market site to the north. City Planner Licht said it has to remain as open space under the WSRR District. Commissioner Thompson reiterated his concerns about bung heights, density and percent of apartments. Commissioner Stritesky said he is not opposed to a taller building. Chair Offerman said he would be interested on the next step if this concept plan passes. Commissioner Thompson asked about the proposed condition on floor area ratio. City Planner Licht said that the information to calculate it hasn't been submitted but 0.7 would allow approximately 380,000 square feet of building area. Mr. Hartung said the concept plan is approximately 400,000 square feet. Commissioner Nichols asked about the ability to approve a building taller than 4 stories with a PUD Development Stage Plan application. City Planner said yes. Commissioner Nichols said he doesn't have a big concern about the proposed building heights, but wants to look into it more. Commissioner Foster asked what the next step is in the process and does the Planning Commission review again. City Planner Licht that the developer must prepare plans for a PUD Development Stage Plan application. Commissioner Thompson motioned to recommend support for the proposed PUD Concept Plan for Mississippi Landing subject to the following comments as stated in the report. Seconded by Commissioner Foster, Roll Call: Those for; Offerman, Kolles, Foster, Thompson, Stritesky, Black, Nichols. Those opposed; None. Motion carried. 7-0 4. Updates: 4.1 Updates on City Council actions. CM Darkenwald updated the Planning Commission on recent City Council actions. 4.2 Updates on future Planning Commission items. City Planner Licht updated the commissioners on possible future agenda items. 5. Adjourn. Commissioner Stritesky motioned to adjourn. Seconded by Commissioner Black. Roll Call: Those for; Offerman, Kolles, Foster, Thompson, Stritesky, Black, Nichols. Those opposed; None. Motion carried. 7=0 Minutes of the Otsego Planning Commission March 15, 2021 Page 5 Adjourned at 8:15 PM. Alan Offerman, Chair ATTEST: Bethany BentingI Deputy Clerk