Item 3.3 Bancorp Group LLC.ITEM 3_3
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: 12 August 2021
120 -DAY DATE: 18 September 2021
RE: Otsego —The Bancorp Group, Inc.; Comprehensive Plan amendment
TPC FILE: 101.02
BACKGROUND
The Bancorp Group, Inc., on behalf of owner LTH Kalland LLC, had submitted a concept plan for
development the property located west of Labeaux Avenue (CSAH 19) and south of 801h Street
comprised of Lots 1 and 2, Block 2, Dara Glen and two unplatted parcels totaling 78.95 acres.
The 2012 Comprehensive Plan guides the property for industrial land uses. The developer
applied for an amendment of the 2012 Comprehensive Plan Future Land Use Plan map to guide
the property for Low Density Residential and Institutional Land Uses to allow for development
of the proposed concept plan. A public hearing to consider the application was held by the
Planning Commission at their meeting on 19 July 2021.
The Planning Commission voted 6-0 to recommend the City Council deny the application. The
developer has revised their concept plan to limit the request to amend the Comprehensive Plan
to the area east of Kalland Avenue proposing Lots 1 and 2, Block 2 Dara Glen be developed as
11 single family lots. The balance of the property would remain guided for future industrial
land uses as part of the amended request. As the revised request is consistent with the original
application, it is not necessary to notice a second public hearing, but the matter is being
returned to the Planning Commission for reconsideration. The Planning Commission will
consider the revised Comprehensive Plan amendment request at their meeting on 16 August
2021.
Exhibits:
■ Site location map
■ Developer's narrative dated August 12, 2021
■ Concept Plan (Revised)
ANALYSIS
Comprehensive Plan. The Comprehensive Plan is intended to serve as a guide to residents,
property and business owners, and developers in planning for potential developments based on
the City's goals and expectations for future growth. The Comprehensive Plan also provides a
basis for the Planning Commission and City Council to evaluate development requests and how
they relate to the community's vision for Otsego. Amendment of established, geographic land
use designations is to be approved only when it can be demonstrated by those making the
request that the modifications are in the best long-term interest of the community and
consistent with the policies of the Comprehensive Plan. Short-term market potential is not
justification to amend the Comprehensive Plan to allow uses or activities not guided for. The
City also implements an interim land use plan to prevent an over -allocation of land zoned for
any particular use in excess of actual demand or service capacities as the Land Use Plan is a
general long-term, suggested land use pattern for the City.
■ Future Land Use. The Future Land Use Plan consists of both narrative text and graphic
illustration of anticipated land uses to occur in Otsego over time in consideration of
forecasted growth and the Urban Service Staging Plan for provision of necessary
supporting infrastructure and services. The property has been guided for industrial
development since 2004. LTH Kalland LLC acquired the property from Shamrock
Development, Inc. on 7 June 2019 with the understanding that the Comprehensive Plan
guides the property for future industrial land use.
The goal of the Future Land Use Plan is to provide for development of a cohesive land
use pattern that ensures compatibility and functional relationships among activities.
The property abuts areas guided for residential uses to the south within Kittredge
Crossings. The areas east of the property are guided for future Commercial
development abutting Labeaux Avenue (CSAH 19). The area west of the property
extending to Kadler Avenue is planned for future Industrial development. The Future
Land Use Plan guides the property north of 80th Street for future Office Park uses.
Kaleidoscope Charter School acquired its current property from Shamrock Development,
Inc., and was approved for construction in 2008 as a transitional land use between
Kittredge Crossings and planned industrial development of the property.
Expansion of Kaleidoscope Charter School as shown on the concept plan would be
consistent with the findings adopted by the City Council approving the initial school
facility and would be allowable under the current industrial land use guided for the
subject site. The developer has indicated that expansion of Kaleidoscope Charter School
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may be pursued regardless of the outcome of the Comprehensive Plan amendment
request.
The revised concept plan would limit residential land use within the subject site to the
area between Kaleidoscope Charter School and the future commercial land uses guided
to the east. Expansion of Kaleidoscope Charter School and a change to residential use
only east of the school property and south of future 771h Street using the major collector
street as a physical barrier to transition to industrial uses to the north and west would
be acceptable. This arrangement of land uses would also provide for institutional and
residential uses along both sides of Kalland Avenue between 73rd Street and future 77th
Street consistent with the policy of the Comprehensive Plan to have like uses fronting a
street with land use transitions at major intersections or along rear lot lines, which
would minimize non-residential traffic on this segment of Kalland Avenue. Having single
family lots east of Kaleidoscope Charter School is not unlike the arrangement of Prairie
View Elementary school and the single family lots on the south side of 80th Street, which
is also a minor collector street.
Transportation Plan. The property abuts 80th Street on the north and Kalland Avenue
terminates within the portion of the subject site abutting the proposed single family
lots. Access to CSAH 19 is to be limited based on spacing requirements for a minor
arterial roadway. The City and Wright County have agreed that 73rd Street, 77th Street,
and 85th Street will be intersections (likely roundabouts) with full turning movements for
each leg. Existing 80th Street is currently a full intersection at Labeaux Avenue (CSAH
19), but will be restricted to three-quarter (no left turns from 801h Street onto CSAH 19)
or right-in/right-out intersection in the future. The layout of 77th Street and Kalland
Avenue for the revised concept plan reflects the Wright County Long Range
Transportation Plan and Transportation Plan element of the Otsego Comprehensive
Plan.
The developer's revised concept plan does not contemplate construction of 77th Street
as part of the development of the proposed single family lots. Extension of Kalland
Avenue with connection to Labeaux Avenue (CSAH 19) via 77th Street as shown on the
concept plan would benefit the area transportation system by providing an alternative
to 70th Street for access to the Kittredge Crossings neighborhood and Kaleidoscope
Charter School. The required timing of construction for 77th Street would need to be
evaluated as part of zoning and subdivision applications for the revised concept plan
involving the expansion of Kaleidoscope Charter School and/or the proposed residential
land use.
■ Parks System Master Plan. Acquisition of land for City park purposes is guided by the
Parks System Master Plan as an element of the 2012 Comprehensive Plan.
Neighborhood parks are to be between five to 20 acres in areas to serve an area
approximately one-half mile in diameter. Kittredge Crossings Park is within 2,300 feet
of walking distance from the south line of the property. The Parks Master Plan also
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acknowledges that school facilities serve a public park function. The Parks System
Master Plan does not guide acquisition of additional neighborhood park facilities within
the area of the subject site, but does recommend consideration of land for playfield
facilities either independent or in cooperation with Kaleidoscope Charter School
The City holds an easement over the open field and use of the parking area west of the
existing Kaleidoscope Charter School building for park purposes with the intent of
developing fields in the future for organized play. The existing park easement can be
modified through agreement of the parties. If expansion of Kaleidoscope Charter School
were proposed for development, the City would work with school officials to explore
opportunities to collaborate on fields and open space.
■ Stormwater Management. The Subdivision Ordinance requires that wetland and
wetland buffers be deeded to the City as part of the stormwater system. The feasibility
of a trail corridor within the wetlands along the south line of the subject site would need
to be further evaluated, but with or without a trail, the area surrounding the wetlands
and stormwater basins within the area will be protected by the City as permanent open
space creating separation between the property and Kittredge Crossings under any
development scenario. Acquisition of the wetlands along the south line of the subject
site would begin to enable the City to address upstream stormwater drainage issues on
properties to the west as part of the Otsego Creek Stormwater District.
Utilities. The subject site is within the West Sewer District established by the 2012
Comprehensive Plan serviced by the West Wastewater Treatment Facility. The W-WWTF has
only 550 Residential Equivalent Connections (RECs) of capacity available and the City has
initiated an expansion that is expected to be substantially complete by 2024. There are 403
residential dwellings preliminary plated, requesting preliminary plat approval, or preparing
plans for preliminary plat approval. The proposed change of only the two existing industrial lots
to 11 single family lots can be accommodated within the limited capacity of the W-WWTF
facility remaining before the planned expansion is substantially complete in 2024.
RECOMMENDATION
The subject site has been guided for industrial development since the 2004 Comprehensive
Plan update. The request to amend the uses guided by the Future Land Use Plan is based on the
property owner's own short-term interest since acquiring the property in 2019 to develop the
subject site within the current market for residential land uses. The revised concept plan does
provide for a more positive arrangement of land uses along Kalland Avenue between 771h Street
and Kittredge Crossings that is consistent with the land use development concepts of the
Comprehensive Plan, The Planning Commission may reconsider its recommendation regarding
the requested Comprehensive Plan amendment based on the more limited area involved and
the context of this area of the property relative to surrounding land uses and transportation.
M
POSSIBLE ACTIONS
A. Motion to recommend approval of a resolution amending the Comprehensive Plan
guiding Lots 1 and 2, Block 2 Dara Glen for Low Density Residential land uses as
presented on the revised concept plan.
Motion to recommend the application for a Comprehensive Plan amendment be denied
based on a finding that the request is inconsistent with the policies of the 2012
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
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Site Location Map
Overview
Legend
Roads
— CSAHCL
CTYCL
— MUNICL
— PRIVATECL
— TWPCL
Highways
Interstate
— State Hwy
— US Hwy
City/Township Limits
❑c
❑ t
0 Parcels
Torrens
The Bancor Group, Inc
August 12, 2021
Otsego Planning Commission
c/o Dan Licht, City Planner
City of Otsego
13400 90th Street NE
Otsego, MN 55330
Dear Planning Commissioners,
We have made a significant change to our Comprehensive Plan Amendment request. An updated
concept plan is attached with this brief narrative.
Request:
Banco --,r
bL,
Request for Comprehensive Plan Amendment to change the guide plan from Industrial to Low Density
Residential. We have limited our request to the two industrial parcels east of the Kaleidoscope School.
Property Information:
• Acres — 5 acres
• Comprehensive Plan Guiding
o Industrial
• Current Zoning
o 1-2 General Industrial
Concept Plan:
• 11 Single Family Homesites
o NOTE: 10 acre parcel for future school expansion still part of overall plan as are planned
buffers between the industrial guised land and the school as shown. These area are no
longer part of the Comprehensive Plan Amendment request.
Background:
Since the public hearing at the planning commission, we have evaluated with staff if there was a smaller
more reasonable step towards a residential use in and around the school. We determined that there is
a nice opportunity for a small area of single family homes to the east of the school as shown on our
concept plan. Since these homesites are especially deep this allows us to incorporate a landscaped
buffer along the back of the lots. This buffer helps provide a good transition from residential to
commercial. As mentioned above we also intend to provide buffers adjacent to the school.
1
The Bancor Group, Inc
Bancor
r.-.
bJo:
The requested change from industrial to residential is only for the two smaller industrial lots east of the
school leaving the larger industrial areas north and west of the school available for larger industrial
users. While much less than our initial proposal, adding this residential area helps the front entry and
approach into the school feel more like a residential area.
We believe this is a much simpler request and look forward to discussing it with your further at your
upcoming planning commission meeting.
Paul Robinson
VP, Land Development Manager
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