Item 3.3 - Clay Montgomery PropertiesTPC
The Planning Company
PLANNING REPORT
TO:
FROM:
REPORT 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 August 2022
ITEM 3_3
Otsego — Clayton Montgomery Properties; Sketch Plan
101.02
Clay Montgomery Properties LLC owns a 37.25 acre parcel located west of Labeaux Avenue
(CSAH 19) and south of 80th Street at 77th Street. The property owner is seeking feedback as to
potential development with an industrial use consisting of multiple principal buildings each
having individual storage spaces owned or leased by separate businesses or individuals. The
property owner cites the facility developed by Park Place Storage in Corcoran as representative.
Information regarding this facility is available at www.parl<placestorage.net
Review of a sketch plan does not convey land use entitlements and is non-binding upon the
City. If the property owner elects to proceed with the project, they will need to submit
application for additional zoning and subdivision approvals. These applications also include a
requirement for a public hearing, so there is additional opportunity for public input regarding
the development proposal.
A public hearing to consider the proposed land use has been noticed for the Planning
Commission meeting on 15 August 2022 at 7:0013M.
Exhibits:
■ Site Location Map
■ Park Place Storage aerial (Corcoran)
■ CSAH 19 Area Transportation Concept
■ Future Land Use Plan
ANALYSIS
Comprehensive Plan. The 2012 Comprehensive Plan guides the subject site for Commercial
land uses to provide for establishment of retail, service, and office businesses to serve local and
regional markets. The proposed storage use would potentially accommodate storage needs for
small contractor businesses, personal storage, or personal recreational spaces. The proposed
storage use is industrial in character that is more similar to self -storage than manufacturing,
warehouse/distribution, or manufacturing and would require amendment of the
Comprehensive Plan to guide the subject site for industrial uses. In terms of the City's
economic development goals, the proposed use would provide for expansion of tax base, but
not necessarily job creation. Consideration is to be given to the following policies of the 2012
Comprehensive Plan with respect to support for a change in the guided land use of the subject
site to accommodate the storage use:
■ Expand Otsego's tax base through economic development promotion of commercial and
industrial opportunities within the City to assist in paying for needed services and
reduce tax impacts. (p. 18)
■ Encourage commercial and industrial development to create new job opportunities
within Otsego. (p. 18)
■ Amend established, geographic land use designations and related zoning classifications
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. (p. 19)
■ Justification to amend the Comprehensive Plan (or Zoning Ordinance) to allow uses or
activities not guided for or allowed shall be consistent with long-term community goals
and not solely short-term market demand or potential. (p. 20)
■ Analyze all development proposals on an individual basis from a physical, economic and
social standpoint within the context of the entire community to determine appropriate
uses. (p. 20)
■ Define commercial land areas adequate to meet expected long range development needs
on the land use plan and a phasing program for utilization. (p. 25)
■ Limit industrial uses to areas designated for these activities by the land use plan. Such
areas shall be in locations with high accessibility with Trunk Highway 101, Interstate 94,
and the 70th Street corridor being promoted as the primary focus for industrial uses. (p.
26)
2
Zoning. The subject site is zoned A-1, Agriculture Rural Service District in accordance with the
Interim Land Use policies of the 2012 Comprehensive Plan. A-1 District zoning is to be
maintained until such time as a development plan consistent with the land uses guided by the
Comprehensive Plan is presented and there is adequate infrastructure in place to serve the
proposed development. The proposed development would require a rezoning of the subject
site to 1-1, Limited Industrial District. The 1-1 District would allow for the proposed use as a
conditional use. A conditional use permit would also be required to allow multiple principal
buildings on one lot.
Surrounding Uses. The subject site is guided for commercial land uses abutting the west side of
Labeaux Avenue. The properties to the south to 70th Street and to the north to 80th Street are
also guided for commercial uses. North of 80th Street, the Future Land Use Plan transitions to
Office land uses that would be anticipated to consist of office, manufacturing, and assembly
type uses. West of the subject site is guided for industrial land uses extending to Kadler
Avenue. If the Future Land Use Plan is amended to guide the subject site for industrial uses, we
recommend that consideration be given to changing the entire area from the subject site north
to 80th Street to industrial land uses for compatibility.
Transportation. Labeaux Avenue (CSAH 19) is designated as a minor arterial roadway by the
Wright County Transportation Plan and Otsego Transportation Plan. The primary function of
minor arterial roadways is to carry regional traffic between destinations. To accomplish this, no
direct lot access to Labeaux Avenue (CSAH 19) is not allowed and street intersections are to
meet established spacing requirements.
City staff and Wright County Highway Department Staff have discussed a plan for the functional
classification of streets within the CSAH 19 corridor. The subject site is located at 77th Street,
which would be a planned full -intersection with CSAH 19 ultimately with a roundabout. The
area transportation concept guides that 77th Street is to be extended west to Kadler Avenue as
a commercial/industrial collector street. The area transportation plan outlines that a backage
street parallel to Labeaux Avenue (CSAH 19) is to be constructed to provide access to the
development of the properties west of CSAH 19 between 73rd Street (a full -intersection) and
77th Street. The area transportation concept anticipates that the existing Labeaux Avenue
(CSAH 19) and 80th Street intersection will be restricted to right-in/right-out or three-quarter
turning movements in the future.
The CSAH 19 area transportation concept is to be adopted as part of the current City
Comprehensive Plan update. Development of the subject site must provide for dedication of
right-of-way and construction of Labeaux Avenue (CSAH 19), 771h Street, and the planned
backage street as illustrated on the City/Wright County area transportation concept. The exact
alignment of these streets would need to be further evaluated and defined as part of a
development application review process.
3
Utilities. The subject site is within the West Sewer District established by the 2012
Comprehensive Plan. Sewer and water utilities would need to be extended to the subject site
from the east side of Labeaux Avenue (CSAH 19) at 77th Street. The City is in the process of
expanding the capacity of the West Wastewater Treatment Facility (W-WTF) that provides
sewer treatment to development within the West Sewer District. Until the expansion of the W-
WTF is substantially complete no sooner than fall 2024, capacity for additional residential,
commercial, and industrial development may be limited.
Park Dedication. The Park System Master Plan does not identify acquisition of land from the
subject site for public park purposes. Section 10-8-15 of the Subdivision Ordinance does not
require payment of a cash fee in lieu of land dedication for subdivisions within the industrial
zoning districts.
RECOMMENDATION
The development of the subject site with the proposed storage use would involve a change in
the planned land uses in the area along the CSAH 19 corridor that address certain economic
development goals of the City, while not fulfilling others. The proposed development would
provide for extension of transportation and utility infrastructure opening additional land to the
west for potential industrial development. If the Planning Commission favors the proposed
development, City staff recommends support for the proposed development either to be
addressed further through the Comprehensive Plan update process or considered as part of
zoning and subdivision applications required for development initiated by the property owner.
POSSIBLE ACTIONS
A. Motion to recommend support for the proposed Clayton Montgomery Properties LLC
sketch plan.
B. Motion to not support the concept plan based on the request being inconsistent with
the Comprehensive Plan and not compatible with the surrounding area.
C. Motion to table.
C. Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
4
Site Location Map
Overview
Legend
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