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03-15-21 Planning Commission MinutesOTSEGO PLANNING COMMISSION MEETING OTSEGO PRAIRIE CENTER March 15, 2021 7:00 PM Call to Order. Chair Offerman called the meeting to order at 7:00 PM. Roll Call: Chair Alan Offerman; 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 following minutes: 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, Kolles, Foster, Thompson, Black, Nichols. Those opposed; None. Commissioner Stritesky abstained. Motion carried. 6-0 3. Public Hearina 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 where 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. Minutes of the Otsego Planning Commission March 15, 2021 Page 3 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 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 Offerman 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 he 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. 011estad 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. Minutes of the Otsego Planning Commission March 15, 2021 Page 4 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. 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 building 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 said 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. Minutes of the Otsego Planning Commission March 15, 2021 Page 5 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 Adjourned at 8:15 'X�� Alan Offerman, Chair ATTEST:' I&MA Deputy .rk